Also, would you recommend this strategy to a new, unexperienced investor?

If you are a beginner I would recommend staying on platform.I get more scam attempts on VRBO, a lot of people offering to pay by company check. 

There’s just not enough ADU supply (IN MY AREA) for appraisers to base off of.

Start by asking for recommendations from local real estate groups, Facebook community pages, or other landlords in the area—they’re often the best source.What do you think about getting a good referral from a good property manager?

Definitely do not recommend to anyone.

I highly recommend finding a broker and have them find a policy that meets your specific requirements.

Properties are sitting on market for a bit longer now that supply is slowly creeping back up. 50 days isn't too terrible compared to the greater PHX area. 

pid=2141Houston Real Estate Highlights for December and Full-Year 2024:-Following two consecutive years of declines, single-family home sales rebounded in 2024 with 85,163 single-family homes sold compared to 84,038 in 2023 an increase of 1.3 percent; -Total property sales for full-year 2024 were statistically flat at 101,864 units while the total dollar volume increased 3.1 percent to $41 billion;-December single-family home sales climbed 16.3 percent year-over-year with 7,162 units sold;-Total December property sales increased 13.6 percent to 8,478 units;-Total dollar volume for December rose 20.5 percent to $3.5 billion;-The single-family home median price edged up by 1.3 percent to $334,290 while the average price increased 5.0 percent to $425,150;-Single-family homes months of inventory expanded to a 4.0-months supply;-The townhome/condominium market experienced declining sales throughout 2024, and in December, volume declined 5.8 percent, with the average price up 2.5 percent to $268,152 and the median price statistically flat at $234,250;-Townhome/condominium inventory improved from a 3.5-months supply to 5.4 months.

Ian - do you have any recommendations for a good securities law attorney? 

@Raiyan KhanYou can search these forums for vendor recommendations but you can also join a real estate investment club in the area you want to invest and get the same info.