Go to meet ups, ask for refers, Facebook is a great tool for look for recommendations too

It's very easy to get caught up on the names of policies. 

I realize each broker her their own which I am happy to sign but I haven't seen this before and gives me pause simply at the perpetuity for 2 years.

Hang on & buckle up.. those who are not investing in Memphis right now are about to miss out! 

Originally drafted to prevent landlords from using security deposits for cleaning or repairs, the bill was amended after opposition from the California Apartment Association (CAA).Landlords will now need to photograph rental units before tenants move in, at the end of the lease, and after repairs or cleaning.

Does anyone have any experience with financing a clean and sober home that is already in existence? 

Depending on the size of the ADU vs the main property, you would probably be looking at either a "heavy rehab" loan - or a "ground up construction" loan.

Most lenders will try to steer you away simply because they don’t know how to do them.

I thought this was really odd considering that we were simply looking at 1-4 unit properties to purchase in Cleveland and I found it hard to believe that with a whole team of agents, they were unable to help us purchase some property. 

The portfolio of homes would do a lot better if the rates weren't trash, and since they are a bigger pockets member they became aware that you can wrap up a bunch of single family homes into a single commercial mortgage (sometimes called a "Blanket Mortgage"), generally if they are geographically concentrated.