The homes I am looking to invest in are zoned for ADU development and have access to utility lines.

Typically they will want to use properties sold in the last 6 months and as close to the property as possible.

We are thinking about putting an offer in on a 235k vacation condo in our favorite popular beach town, that would have a typical ROI of about 10% annually.

Besides the down payment and closing costs you typically will need to have 6 months worth of reserves as well.

I actually wouldn't mind letting him out the lease as long as he pays his utilities and maybe a fee (my lease doesn't have this lease break clause... this has taught me a lesson in adding it now) 

In our local market many areas have extremely limited options for rental properties and units priced appropriately are typically filled quickly.

It's advisable to create one and utilize it as the foundation for approving or denying applicants.

Curious how you mean utilizing Sacramento's heavy union presence?

Expenses are about $20k annually for utilities, cleaning, etc.Looking for any advice as to how to proceed with this. 

However, despite having some success, I find myself at a plateau, struggling to grow my list further and enhance its quality.I've employed standard practices such as networking at local real estate events, leveraging social media platforms, and utilizing email marketing campaigns.