You can find both and you can reduce the commission but you may need to do more work.More specific on your questions about price, that is also negotiable.

Nore the rent control bullet is CA specific and I do not know how ADUs affect rent control in other jurisdictions. 

It specifically says it is not for real estate investment, but I believe you would be buying an operating business vs just real estate.This is so helpful Michael, thanks so much!  

If they're doing anything another tenant would complain about I send them a written warning and the minute another tenant complains is when I'll double check to see if I can file eviction for that specific thing and give the tenant three days to knock it off. 

AND just because you have experience and a “good deal” doesn’t mean you will be successful trying to syndicate the deal.The first criteria is does the sponsor have the general knowledge and experience in real estate, and the specific knowledge and experience in the property type/location to give the project the best shot at success?  

Most times when people look into it, they decide to just eat their mistake because lawyers usually want a big retainer and legal fees add up quickly with no guarantee of success. 

Focus on a specialty/niche whether waterfront, multifamily, vacation props or even just a specific neighborhood to be THE expert.

A good property manager will help to keep you out of legal trouble and also be a much-needed buffer for your new neighbors, who could turn out to be psychos. 

Happy to share more specific ideas!

Quote from @Emily Gowen: I only recommend investors sell when they can move the money to a better-performing investment or when the sale moves them closer to a specific goal.