The place was maintained, but they kept having special levies and couldn't handle their money well.

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

I specialize in referrals to qualified Realtors and if you have a few minutes to chat about your needs and expectations, I'll be glad to provide some guidance.  

I find specializing makes it easier to really add value to the transaction, and I don't want agents on my team that are going to be distracted by their retail clients and the different marketing that is required for that segment of the industry.

If some major expenses are in the near future the hoa needs to have the ability to pay them or their will be a special assessment that you will have to pay out of your cash flow.

In addition, you can add a JADU from existing space but the jurisdiction can require an owner occupancy requirement (and every jurisdiction that I am aware of does require owner occupancy but I suspect the state will change this rule within a year).There are many companies that service San Diego that specialize in ADUs. 

The place was pretty dust free, just cabinets and bathrooms needed that 'special touch' so to speak, so I told her she'd be fine for the night.   

Your best bet is to get with a rockstar loan officer that specializes both in the world of real estate investing and VA lending so that you can talk strategy and map it all out.Best of luck!

There are contractors throughout the state that are specializing in building ADUs. 

I have a friend that specializes in Chattel and Mfg.