Insurance companies are taking a close look at building materials, quality, and updates. 

If you provide specific information such as the address, property purchase price and value,  credit, property rental income, taxes, insurance, experience, and Fico you should be able to get a term sheet detailing all the closing costs. 

The bay area has many old houses so be aware of what it will take to being them up to code and meet insurance requirements.

First, Are you licensed and insured to manage other people's properties?

I've done plenty of deals without and agent, off market not even on the MLS but I'm one of those wholesalers that did things properly, had qualified buyers before even reaching out to sellers and strictly stuck with assignments.Biggest problem is so many "wholesalers" barely have the understand of a deed or what title insurance is so there's an immense amount of knowledge they need before hand which can just be provided to them by getting a license!

If your estimated rent from a property pays off the Mortgage + Maintenance + Property Tax + Insurance.

I look for cashflow to service the debt, repairs, cap ex, taxes, and insurance while the equity grows, my taxes are decreased, and rents are increased to make more cashflow. 

Attorneys are very tight with title insurance companies so you won’t have to look far. 

Also, this would only remove the mortgage debt itself from your DTI if it was to work; you would still be hit with a liability for the annual taxes, insurance, and HOA fees (but also receive the benefit of the rental income).

This is also accounting for my increase in insurance costs due to adding insurance to the ADU.