This is a BUSINESS with a real estate component, NOT a real estate INVESTMENT.  

@Penny PengBig piece missing here - what is the best component ?

I plan to shop around more but I’m surprised that there aren’t more funding options in California with the recent popularity of ADUs help with the leverage component. 

Then your strategy of offer full price and then negotiate down / what if they say we will fix the repairs then you would be forced to close and lose your EMDNot sure where you came up with this but many will view components of this as unethical and why investors get a bad rap from politicians

There are a couple of key components to this.

The no cash component will be your biggest hurdle. 

Any deal has three (3) important components: finding deals, finding money, and running deals (this one doesn't matter until you find the first deal and the money to go with it).  

That's the key component that is usually missing when I hear other entrepreneurs/investors say they don't like QBO.Something else to keep in mind is your entity structure and how your entities file tax returns.

The culture component is ESSENTIAL!

There is a battery component but this eliminates about 90% of the battery need.