We install basic window treatments in all properties.

@Justin Worsham I would reserve a pre-inspection for higher-end SFR's but it's all relative...one bad thing about pre-inspected properties is that it removes the buyer from the due diligence...they basically have to trust a report the seller is providing...it's just not impartial.

Basically how do you help a motivated seller out of a bad situation where they free of the debt? 

Basically get a soft no, "not interested at this time", never even asked me for a dollar amount.

Basically, do you think higher CoL area might be closer to a 40% rule instead of 50%?

Most (if not all) will give you a free consultation, which is basically a phone call to see if there's some synergy, if there's an opportunity to work together, and some initial, high-level guidance. 

I doubt it allows for 2 units (it’s probably SFH.) assuming that, you can’t make it 2 legal units (adding an ADU is different, as I don’t think you’re allowed to take space from the main house for the ADU- it’s usually added sq footage.) and even if it allows for 2 legal units you may have to add a second parking spot, separate utility services (read: expensive and a PITA to install.)So the simple plan is to basically do the minimum work needed, as you describe, without permits just to separate the 2 living spaces out.

I know several young people who refuse to buy a house in my community because their parents basically warned them not to. 5. 

Basically, yes.

Basically allowing small investors to get into the game using a 30 year term loan at todays interest rates rather than hard money lenders at high rates.