If you've already gotten kids who want to sign in December, you should have plenty to choose from in February or March.

I would just recommend choosing a property that doesn't need heavy rehab.

.- Good tenants you can choose to repair.

Study and read your local lease templateRead, read, read.Watch youtube videos online of some basic building and construction.

Any resources or videos (outside of youtube) would be greatly appreciated. 

Some will assist with down payments or closing costs and only require you watch some videos to become a better informed buyer, so win-win.

When choosing the right market, it’s important to decide whether you’re focused on cash flow or appreciation.

You want to choose an agent that invests in the asset class you are seeking and utilize their network and connections which will save you months if not years of work.

i do know one female investor in beach areas of Orange County that sometimes chooses to add ADU on her flips and does well, but she is not hands off and is selective where she adds the ADUs.  

Check out this video that might help you.