At some point you will need processes for tenant communications - portal, email and text are the only way we communicate with tenants.

@Scotty Wo nothing in your story shows motivation on your end:(Mom gave you a houseYou have crappy creditYou spend more than you make with $30k in debt, despite having little monthly housing costsYou have no savingsHow will you rent out your house when it needs a new roof and water heater?

In their favor:As homeowners and landlords they should be more reasonable and take better care of the place.Steady income with SSI and willing to hustle when they need more.They are motivated to make it work, offering more and reasonable concessions.If there is no carpet there would be less impact by dog or bed bugs, if either go worst case scenario.Not in their favor:They may be renting as a temporary situation until they can find where they really want to live long term, so they may not be a long term tenant.They are not familiar with the neighborhood, other than school district quality, so they may not be a long term tenant.What I would look at more:How long have they all lived at previous addresses?

I also think, I may need a better realtor, the one I use doesn't seem motivated enough.

His strategy for contacting motivated sellers for land deals is intriguing.

It's hard starting out to stay motivated when nothing seems to work. 

Here is text taken from the HOUSABLE website for Oakland:Utility ConnectionsCategory One: No new or separate utility connection shall be required.Category Two: A new or separate utility connection may be required, but the connection fee or capacity charge shall be proportionate to the burden of ADU on the water or sewer system.Here are definitions of the ADU categories from the City of Oakland website:CATEGORY ONE ADU: Involves either conversion of space within an existing Single-Family Dwelling, or conversion or rebuild of an existing accessory structure; includes no expansion of the existing building envelope other than up to 150 sq. ft. for purposes of accommodating ADU access and egress only.CATEGORY TWO ADU: Involves construction of a new detached or attached structure, including an exterior addition to an existing structure to accommodate the ADU, in conjunction with a proposed or existing Single-Family dwelling.It seems that Oakland is making things confusing with the language they are using, but I still believe that my original interpretation is correct based on the State Assembly Bill. 

If you are looking to expand rapidly than you may want to text out your PM on your first couple instead of handing over 10 at one time.

They even have a MLS keyword tool that scrapes MLS listings for motivated seller keywords. 

While I have the time, financial resources and motivation, I lack experience in this niche.