Have met him personally a couple times and he is just a great guy all around. 

This could give you the cash you need for the purchase and also eliminate your personal guarantee for the loans.

Quote from @Havital Miltz: I do not know that if someone is in the hospital you can force them to close, I am not an attorney, but I doubt any court will find in your favor, closings do not always happen exactly on the day that is planned, even if everyone is healthy and well, the wholesaler here is not the reason for the delay so I am not sure what exactly you can sue him/her for, they are also being held up due to the seller not being wellJust give the person some time to get out of the hospital, closing will probably not happen the very next day either, this is really extenuating circumstance. 

Sounds like it might be doable, especially since you have already experienced what it would be like.

PreREO I believe was run by the same person who owns AHP (American Home Preservation) - which has a lot of chatter on BP that you can search. 

I personally think there is just not enough comps yet to show the true value of ADU's.

I wouldn't spend another moment of my personal time on it. 

Personally when buying rentals I tend to buy in neighborhoods that I feel like I wouldn't personally mind living in and when I look for tenants I try to look for people that not only pass my screening but also I personally don't dislike.  

Keep sharing your experience :D

I've personally invested and work with investors - it's critical to get your numbers right on the front end.