As @Daniel Sperling said, either get a standard contract that you can edit from a realtor you know or pay a local attorney to draw you up an air-tight contract that you can re-use once they know your goals - direct to seller, wholesaler, etc.The worst thing you can do is show up with a half-page doc for a seller.

My family is in the new home construction business locally, so new builds seem to be the smartest route. 

If the tax benefits out weigh the costs, then you'll want to move toward that strategy.If you attend local RE meetups, maybe you could ask for recommendations there.

Here are some recommendations to help you on your journey:To begin, get pre-approved for a loan from local lenders like Georgia's Own Credit Union, SunTrust (now Truist), and Wells Fargo.

Do you think joining my local REIA would be helpful?

While most municipalities do not possess an interative map as easy to use, once you famiarlize yourself with the base zoning districts that allow the 2-4 unit buildings, relying on the local zoning maps will help direct you to the specific areas within the municipality that possesses the proper zoning.

Definitely look up local rent control laws and understand what you are getting into.

Hey y'all- I'm in the process of converting a workshop on our property into an ADU, and would love to chat with someone local who's done this or something similar. 

And I know that's kind of what you were asking here but let's try some local real estate meetup groups in your area.

You have to follow your local laws regarding landlord-tenant issues.