They exist, so there is a chance you can find one, though not likely.Try and get cozy with all of the commercial lenders at your local banks/credit unions.

This included how much and who holds the earnest money deposit, where the money is held, and what are the terms and/or contingencies that allow you to or the seller to retain the earnest money deposit in the event of default or dissatisfaction with the contract.The questions that you have are real estate 101 type issues but require everything to be spelled out.

Does this kind of researcher exist for accredited investors?

But if you do not build out further than your existing porch, that should not be a problem, but you should give them a revised drawing. even a second floor addition that follows the existing structure may need to go before zoning because the set backs may have changed since the house was built and would trigger a variance. it doesn't hurt to ask them and ask what they would require, it would show them that you aren't trying to put anything past them.

All over California, it is almost non-existent.

Welcome Andrew,  You came to the right place at BP, I wish it existed 10 years ago when I started. 

They do exist and I found that person by looking for a new career path.

Look for opportunities that you can purchase subject to the existing mortgage with a small downpayment.  

There are some recommendations that I wasn't aware existed to creatively finance or reduce the cost of this 4-plex.  

I emailed the three REIA's in my area and none of them exist anymore.