Have you considered deeding the property to a land trust where you are still the initial beneficiary?

If he was asserting that the initial cash flow is poor he would be correct.  

Yes, initially I thought I will pay through my income, but was not sure about it.

I will initiate with that conversation.

How long is normal to make initial investment back?

I believe I will be initiating a 1031 Exchange on behalf of my client soon (offer is submitted on Upleg), and I wanted to get some clarification on two questions:QUESTION ONE:She is low on cash for reserves in her bank account, so she will need some passthrough money from the buyer of her downlegs (she needs reserves in bank for loan on new upleg).Does this passthrough need to be first transferred from escrow to an intermediary account then her bank, or could it be transferred to her bank from escrow (skip 1031 intermediary account)?

I just put in an initial payment for obtaining drawings and permits to convert my 380 sq ft garage into a 1 bedroom 1 bath detached ADU, ballpark total cost is around $96,000.

However they are the priciest of all the types of systems initially (not counting ducting).

With current rules I would be leery of adding a JADU as to recover the initial negative position often consumes years of cash flow.  

That is definitely our largest investment, though the initial cost was only $1000 - all we could scrape together.