If you create a little outdoors space and provide extra storage (such as a shed) for the ADU tenant, then you can attract even better tenants that are likely going to stay for longer. 

This all fits in a 30 gallon RV water storage tank.  

I'm currently househacking a duplex and eyeing my next investment, and I'm definitely looking at El Monte and Temple City.If I were in your shoes, I'd first focus on a multifamily to househack.

Build a network of investors along the way, or market it on craigslist and the investors will find you.There are other ways I've seen suggested on these forums... laundry mats, self-storage... but I don't have any expertise on those, so will let other chime in as they may.  

*Adding high efficiency water heater & furnace so we didn't have a chase in the kitchen *Custom bar and hand crafted bar top in the basement - we could have gone with something pre-made or not have done a bar down there at all - just a cool feature we added cause it added value/storage to the space  *Upgraded plank flooring in the basement - it had a water proof sealant and was about $2+ more per sq foot than the cheaper stuff *Demoed walls that would have closed off the kitchen - requiring electrical movement *Added a sprinkler system/new sod - we had a sewer pipe we replaced in the yard, so instead of just patching up what we had to, we made the backyard brand new Again, we did make a profit so in no way was this a sour deal for us, just added a lot of really unique personal touches as well as going the extra mile in certain areas.  

It's a deal on a mini storage facility.

(may need to put everything in storage or whatever)

If you go to a shoe store looking only for Lebron shoes, you are unknowingly willing to pay a premium over any other similar pair of shoes.

I’m starting negotiations with a mom and pop seller of their 89k sq foot Self storage facility.

Either multi, mobile home park or self storage.