@Kana Watanabe HI Kana,  I work with a company who specializes in ADU's.  

From investor friendly agents, lenders, escrow companies, anyone for a new wholesaler and soon investor. 

Gifting equity in a house may be more trouble than it is worth if you are not near the life-time exclusion1) Potentially having to get the property appraised everytime an equity is gifted2) Having a title company update the title every time3) Exemption of the gift tax return is normally for cash gifts below the annual gift tax exclusion, you may still need to file if you gift non-cash4) If there is partial ownership over several years, having to properly pro-rate certain items such as real estate taxes, mortgage interest and rental income if the property is a rentalBest of luck 

There are a couple of companies out there that will let you do a cash out refinance with no income!

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return. 

A title company?

We moved to Integrity over a year ago when the company we were with closed down.

There is no one with experience in actual real estate high up in the company, which is the problem with most tech companies masquerading as real estate companies (including brokerages).Let me know if you want to know even more. :)

So I can hire a PM company to just do the tenant placement part? 

You can usually request this from a title company or look into public records in your county’s clerk or recorder’s office.If you’re not sure how to navigate this, contacting the auction house or a real estate attorney familiar with foreclosure auctions can help ensure there aren’t surprises.