You have some ambitious and achievable goals.

What will be the indirect achievement that you want to achieve by using BP?

However if I do a BRRRR I can achieve infinite return by extracting all of my investment.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

Home inspections was a next step for me as I get older and my body is starting to get tired.

Real estate is an excellent avenue to help you achieve those goals, especially since it can create both passive income and long-term wealth.

The only other option that comes to mind is to make the improvements and try to achieve favorable rental rates to push the story that 2 BR homes rent for a premium because its unique.

I’m not focused on volume, but rather on maximizing the assignment fee per deal, compared to doing multiple smaller deals to achieve the same result.My question is: Where can I find sellers with messy titles?

What can you sacrifice to achieve your goals without being overleveraged?