When rent is too low it speeds up the leasing.   

Hiring a mobile notary is absolutely doable and how most of my out of state clients close on their SF/ Small MF deals.

Overcoming Common Financing HurdlesMortgage brokers excel at tackling challenges that often derail new investors:Low Down Payments: Brokers can find lenders offering low or no-down-payment loans, ideal for new investors with limited capital.Complex Income Streams: If you’re self-employed or have variable income, brokers can identify lenders that accept alternative documentation.Competitive Rates: Brokers have the leverage to negotiate better rates and fees, saving you thousands over the life of your loan.Pro Tip: Communicate your investment goals clearly with your broker so they can tailor their search to your needs, whether it’s a short-term fix-and-flip loan or a long-term rental property mortgage.3.

Mortgage rates and PMLs are 8-12% plus points right now so the deal has to be a low enough entry. 

I absolutely love this idea!

Oh, AND I get to add some new additional handcuffs to the mix.Zero sense, it makes absolutely zero sense. 

Is there a way to have No money Down or Low money down? 

Absolutely!

If not, in CA you'd still get great rent on the ADU so I'd absolutely consider it.

Many would suggest against RE investing using retirement money but if you go into low risk opportunities it can be a powerful diversification method.