Do you mean Tenants in Common when you say TIC?

A common area will need to be cleared as the other ADU will be build.  

The reason it is this way is the TRUSTEE's power of sale in the deed of trust.. its not  a MORTGAGE like what is common on the East coast...

The house is a high ranch single-family home with three bedrooms, a bathroom, living room, and dining room on the first floor, and a finished basement that has a full bathroom, bedroom, and common area.

Ray, the strategy you're describing is commonly known as "seller financing" or "owner financing."

On top of the 'commonly used' investor filters like 2+ years back taxes, recently inherited, etc- I loved some additional possible/ unique filters like number of structures on a parcel, min/max land sq ft, initial purchase price, and ability to narrow down to very specific areas on a map.

In my area garbage and sewer are the most common examples, but I have seen places where water and electric are municipal utilities as well.

The common theme was we took training but did not invest.

However, i don't think tenant placement fees are hidden charges i think its very common anywhere you invest. 

We've gone through and vetted the local vendors to make sure the person inspecting it isn't going to just "look for work" as this very common in these industries.