The JADU would be rented to pops and the ADU (or main house) would be rented to my buddies.

It will make the room pop!

Unless your existing cabinets are in phenomenal shape, you can likely get a nice rent pop in Pilsen for the new factor alone. 

After speaking with him about everything that popped up I became weary & questioning the work performed.Once he left the property I decided to cut into the sheathing and discovered all of the rotted out wood was still there.

You can also contact mom & pop places.

I was a somewhat skilled martial artist (San Diego judo champ, state championship tournament wrestler).  

From what Ii understand brokers pass deals along to past client they know can close a deal and when it hits the market its almost like a graveyard...I think for myself I'd be better off closing a deal with a mom-n-pop type owner and hopefully seller-finance an older property with some value-add to force appreciation.I appreciate your response, do you have any feedback on this?

I'm looking to pay cash since my job is not stable and move from one job to the next (i'm an artist).

I did a google search for United Tax Liens and Tax Lien Wealth Builders to checkout how their online presence is and a link to this post popped up. 

If you are lucky you are buying a mom-and-pop landlord property that has been owned and operated for a long time.