I heard that there are some proposed zoning changes that will loosen restrictions for ADU (accessory dwelling units). 

Trying to propose a partnership so that at least I can cut at least part of my loss.

Your proposal above is very big picture, appropriate for the format, but finding, acquiring and managing those first couple properties is always going to be the toughest part.

California voters passed a proposition requiring legislators to forfeit permanently a day's pay for every day they are late with the budget.

Got a local contractor to propose a fix and give an estimate. 

Debt ratio concerns - if you are buying a rental property then the lender should be able to use proposed rental income when calculating your debt ratios.

Your best bet is to find a property where the rent hasn’t been raised in several years and base your caprate off of the proposed rent that you can get for that area.

Maybe propose a $25 min, then something that pays them if they SAVE you money.  

I dare you to find me something purchased in Fremont 20 years ago that does not cashflow strongly.Our state legislators who make the state budget live there, so wouldn't you know it things like infrastructure and schools are generally pretty well maintained and run.

So they want to know you have sufficient cushion to meet other obligations as well as the proposed debt.