Or should I find a property first and hope that no one will get that property under contract right away?

They seem to either go one way or another, NO investors with strict HOA rules, or full force on investors. 

We sold 3 locations that had little debt on them with great cashflow, stayed heavy in cash, our stock return was only around 11% versus 25% since we went conservative, have two projects banks have already greenlighted with no downpayment on our part using cross collateralization with other properties- built in $2.5mm equity creation in 3 years in those projects, on hold for now.  .   

I could take look at it for you, and help you understand it if it's a standard lease, no need to pay me, although I am not a lawyer.  

I have them on several units and no issues.

The power company supplied and installed the new meters (at no charge, at least not yet) and verified all the work around the 4 gang meter pan was done up to their standards.

If you cannot find comps to provide a clear valuation for the ADU addition, underwrite for a poor valuation (no more than 50% of the hands off ADU addition costs).  

Ive also asked if they have other previous borrowers that I could talk and was told no for their privacy.

No problem.

The problem with metrics is that there is no one metric that fits all investors and situations.Looking at some of the enervation shows on TV, the price they pay and what they put into the property would never work in the markets we have experience in.