Unless this a MASSIVE downsize (like your rental and your new home in 2 years will both be 1/2 the value of your current property this is probably a horrible idea.)If your property in 2 years will be as expensive as your current property this will be a lose lose proposition.

I would start by making an objective list of what your unique value proposition is. i.e. why should someone invest with you vs the myriad groups out there?

If I am familiar with an industry of home improvement contractors for example, and speak with them, meet with them, and they like the proposition to invest some money in me purchasing a property to re-sell, that is in of itself not an issue under the regulation for non-accredited? 

My value proposition is to provide open house flyers (no charge to them), promote the listing by inviting the neighbors in the surrounding area, and do my research in the surrounding area (comparables, school ratings, avg price per sqft, etc)What would you recommend for me to do for Listing Agents to say “yes” ?

You might want to compare the training offered with competitors and figure a way to put a unique spin on yours or know your value proposition.

Handing off PM to someone for experience is a risky proposition with little upside.

Realtors experience the same thing from owners with bad past experiences.If you're going to call the owner to solicit them, you'd better have a clear way of explaining your value proposition or they may just hang up.

This was true before the material inflation, but more so now that the material inflation has cause the garage ADU conversion to increase in costs significantly.Before proceeding with the garage ADU conversion make sure you can find multiple comps that show that it is a value add proposition. 

Converting a duplex into a quad would be an expensive proposition.

Avail tenant screening process is more expensive than others, so at this point, their value proposition is not there.