My taxable income is actually so low in 2023 that if I take the $25k special allowance deduction for passive losses and the regular standard IRS deduction, my taxable income is negative.

Check it out here -SB9FAQ2.7l.pdf (lacity.org)

Hello Neil,I recommend checking for companies that invest in themselves by being members of local realtor boards , local and national associations like NARPM (National Association Residential Property Management). 

Plan on 65% LTC, at least one sponsor/borrower that has done a similar project in the past in terms of scope and dollar amount (inclusive of if you add a new partner willing to share in the risk/reward), 10% post-close liquidity (can't use loan proceeds to check this box), net worth equal to or greater than the requested loan amount not including subject property in net worth calculation (adding the other sponsor/borrower can fix this, too).

Check to see if your jurisdiction is SB9 friendly and check the zoning on the current parcels  ADUs can be rented long term regardless of owner occupancy on the property.  

I'd check out Killeen/Harker Heights area. 

I'll check into that.

They are out 2x a year servicing and checking.

I am not looking to replace my regular job, but rather long term growth with shorter term cash flow.

chat with everyone. everyone. i talk to people in line at the check out at stores. you never know who you will meet. some people cant do this. or wont. we can fix cant.