A buddy of mine in Phoenix added a fenced yard and bunk beds to his listings.. nothing fancy, just a few tweaks.. and he went from crickets to getting three calls in two weeks.Preferred Landlord Program: This program gets you priority placement, and while ALE charges a fee, it's worth it for visibility.

Additionally, Fannie Mae and Freddie Mac will sometimes temporarily suspend the income cap on their HomeReady and HomePossible programs, which allow purchases with 3% down.

Quote from @Neil Clooney: Hi,Does anyone have any advice on real estate mentorship programs.

Similar for bathrooms if virtually all are multi bathroom but you find a single bathroom, making it multi bathroom via new construction could be a value add.There are more sophisticated value adds such as add multiple adus via bonus density program.  

For overnight rentals, functionally it is a bedroom.

This is an option to consider and many larger banks/credit unions and nationwide mortgage lenders have released new loan programs allowing 2nds, HELOANS and HELOCS.

., I looked up the San Diego ADU bonus program. 15 years is not a long time to be deed restricted!

My brokerage is part of Anywhere RE, we have the biggest names under our umbrella (ERA, Caldwell Banker, Sotherbys, BHG, Century 21) and we have a fantastic referral program that I can hand pick an agent anywhere in the country and interview them for you to make sure they have the qualities you are looking for.

The point is that most of the books and gurus out there will sell you the dream and get you hooked on buying into their programs without giving you all the nitty gritty details.You're running a business and must treat it that way. 

But the programs you mentioned are designed for what you are after.