ADU zone expansion is not certain, and even then who knows what the rules will be (owner-occupied requirement, etc).

Access to Cash Value: A properly structured permanent life insurance policy (like an IUL or whole life) can build cash value that you can borrow against for property acquisitions, renovations, or even as a safety net during market downturns. 2.

You want to buy real estate with no savings, which even if you can scrape together a 10-20% down payment, means you will have no cushion to fall back on when the inevitable surprise expense happens. 

Any tips for how to even get started with collecting?

Charge the tenant for all cleaning and repairs required to return the rental to these same condition as it was given, minus ordinary wear-and-tear.You can't charge full price for a replacement appliance, flooring, or even paint.

Read a book, or even a blog like this one:  Application Screening GuideIf the landlord had called the previous landlord (me) they would have immediately denied her."

Keep building momentum, even if it takes small steps!

A good investor's agent knows when its necessary to request repairs or even concessions to offset the cost and even have repair money escrowed for the buyer to draw from after closing.

from a laptop or mobile phone on one of my SFR's (internet must be hooked up, but most tenants do it anyway and like to be able to monitor the outside of the house remotely, even if there's nothing going on.)

Even oil magnate John D.