I have no problem devoting hours to research—hundreds if need be—but I really have no clue where to go.

An anonymous tip to the police for a grow house may solve the problem for you.  

again, they need to get off the internet, no clue what they are doingl ITS THE SAME EXACT way as renting to anyone, just more paperwork,All the best  There are people drinking tons of kool-aid from all these online gurus.

If the average american person did not seek immediate gratification then a lot of problems would be solved.  

Look for clues and look for problems. 

+95% of real estate agents have no clue how to work with RE investors or properly manage a property.They are part of the reason many owners are upset with the PMC industry!

Obviously ensure that the underlying problem is solved first, but it sounds like you already have taken all the steps to handle thathttps://www.zinsserprimers.com/primers/shellac-base

It would likely depend on state regulations that may dictate whether an owner/operator could live under the same roof as residents ( a casita or guest house may solve that issue).

If you're hoping to wait until interest rates come down, not only do we have no clue if or when that will happen, but when it does you may see prices go up as buyers are able to get larger loans.

To the problem you are trying to solve - when we compete on price alone, its a race to the bottom.