What off-market really means is that the seller refuses to sign an exclusive listing agreement with an agent but tells the agent if they bring them a buyer, they'll payout a commission.

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

Is this something that is the best way to bring me closer to my goal?  

It's possible that your tenants are using something like that and then bringing the stuff down to dry it.

If a seller wants to sell for future value they need to do what is necessary to bring the value up to that price. 

I negotiate at 70% ARV so the deals I bring are solid and I'd love to work with one single corporate cash buyer that is able to close  on several deals a month.

You would need to bring everything up to code currently and that's going to be cost prohibitive.

For example, a $550,000 two-flat in Albany Park might bring in $2,500/month from the rented unit while you live in the other—covering most of your mortgage.3.

One way would be to get the real estate under contract, then bring an experienced partner in who also has access to capital, and stay in the deal as a minority equity partner.

As I've come to terms with this I have taken the last five months to regroup and really think about the future which brings me to my post and what I'd like to get the communities opinion on.I successfully negotiated and acquired one of my duplexes in 2017 that I nearly have paid off (note balance is $54k, property value $230k).