While its new strategy is bold, it remains to be seen whether shifting focus to its core stores will be enough to compete with Spirit Halloween’s expanding presence and other retail giants.

This is severe left, progressive territory.

The Bascom Group, LLC has expanded its presence in California’s Central Valley with the acquisition of Old River Place, a 249-unit build-to-rent multifamily property in Southwest Bakersfield, for $56.6 million.

That's what puts you into the ADU territory and then all the follow on regulations.  

I think you want to look at operators that have a current presence in your market.

-Build rapport by quickly finding relatable topics, such as family or sports, and conduct prior research on the investors, including their social media presence.

Quote from @Michael Daniel: It's very important to know what you are buying, which includes confirming the presence of a written lease and what the terms may be.Your offer to purchase should include a requirement that the Seller provide all documentation and agree to sign an estoppel certificate (also called an estoppel form or agreement).

Key tactics:-Make your presence known.

What I didn't realize is that a "Petition for Rule to Show Cause Why Property Should Not Be Sold...." has to be filed by the tax authority attorney to get a free and clear sale, so it is still in "upset" sale territory. 

Sometimes a pestering police presence can be a deterrent.If the suspicious individuals are engaged in criminal activity, calling the police while it's happening helps too.