Make vacating the unit a condition to close in your offer.

Then, having covered my base, I'd try to differentiate myself, by having the best located property, the best quality property (given the price of course) and offer the best experience.

I've offered to rent W/Ds to tenants in the nicer neighborhoods as I can buy a used set for $40 and rent them for the same price per month, but the tenants typically have their own.I'm also entertaining the idea of getting a whole house service contract for all appliances including the AC, plus plumbing. 

More buyers=more offers. 

My thoughts are that if it’s in good enough shape I can sell to a consumer buying with a mortgage company or if needs work sell to an investor for a discount to make a profit.

This can be time consuming and frustrating to keep track of.

Quote from @Saika Maeda: Hi all, I'm about to place an offer on a property with an ADU, which we plan to rent it out. 

My pleasure @Scott Rankin, looking forward to bringing everyone together to speak about some of the challenges that @Mark Miles brought up along with all the terrific benefits of investing in smaller markets has to offer. 

If you want detailed feedback, post a link to the listing on zillow or your local mls so people can see what you are offering. 

We are creating our partnership, getting approved for a mortgage, and then putting in offers on specific properties we like based on the analysis.