I am profitable right now (cash flowing between $1200 and $2500 per month depending on the season), but don't have any desire to raise my monthly payment with a cash-out refi (nor am I likely to match my current rate).

You can also find real estate investing groups through meetup.com, Facebook, or a Google search.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

It could be a good option if the investor strongly desires ease and passive style.

I would then start the search from there. 

Search them online and check out their websites.Meetups.

Its already long distance but if you have no desire to be involved, no boots on the ground in anyway, it may be hard to make it work.

If the turnkey company gives us an idea what the property is worth, our verification doesn't go back to the turn-key to question about the value, no we instead turn to third party i.e. independent re searches that verify the value - and same with all other information given to us by turnkey companies, realtors, sellers or whomever your are interreacting with."

Search the BP for ADU appraisals to encounter numerous examples.

So check the contract again to verify.I like @Wayne Brooks suggestion of finding out the needs of the seller and offering a delayed closing if that would help their property search!