And not only that, my cash flow on my new properties was low or sometimes zero.

Do the math and see if an ADU is worth the cost and effort.https://www.biggerpockets.com/blog/rental-property-cash-flow... 

It’s also worth considering a multi-family property for your first deal since it can help with cash flow.

It's hard enough borrow at regular mortgage rates and generate cash flow. 

If you're dead set on that path then I would recommend getting a google meet with the person and give them as many advantages they have to using you as opposed to a property manager ex: guaranteed rent, more exposure, and less fees (use chat GPT to get a good list).I would emphasize the fact that it is much easier to get rent, and there is less risk to them in the sense of cash flow.

I think a lot of folks are sitting on or building up cash reserves as rates have squeezed a lot of the potential cash flow opportunities of years past. 

One thing to be mindful of is the cash flow of the property as you get into higher LTVs.

It depends on how each rental is cash-flowing, but that could eat into your cash flow.

I still have a hard time understanding how this business model works for them, but perhaps that upfront fee covers for lack of deal flow (?) 

Net worth and cash flow