In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

This last year I've been trying to really learn the business and begin to market for properties.

The rental market has slowed in recent months but expected in winter.

Those states could be nearby in your market area.  

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

There are plenty of older homes on the market that do not have closets.You need 2 egresses (including 1 that goes outside) such as a door or window, size about 70sqft (local codes may differ), ceilings at least 7ft high, and it cannot be a walk-through passage.As always, your local codes may be different.

There are several myths that we have to debunk before someone truly believes they can do it.You need millions of dollars to do a dealThat it’s too complicated to figure outThat permitting takes yearsIn those communities developments cost way less (think a couple hundred thousand along with a loan from a regional bank), permitting is not difficult (much less red tape), and the towns are small enough that both the city staff and the local architects and engineers and contractors all work with you to help you navigate the process since you’re all invested in making your community better.Note: The big boys can play in the primary & secondary markets.

There aren't any good wholesalers in the Cleveland market.

I have been narrowing down some markets and trying to explore/research more and network.

Any marketing should always be based on the information provided by sellers in a deal.