Also, not sure if title insurance is available for the foreclosed asset immediately, it may take a year before a title company will insure the parcel.

California is however a prohibitively expensive market, so it's a non-starter for me to stay in my area, but you've given me food for thought.

residential home and multifamily is two different things. you can control your environment with a lot of discipline. i recommend spending a good amount of hours reading and listing to podcast, then on your days off check out the properties you interested in investing. you can learn really really fast, you can be above average in a few months depending on how much work you willing to put out. also what is your financial situation, and how is that first investment do for you if it goes wrong. it is all relative, if your market is cheaper and you can afford to buy and hold without needing cash flow. there's enough tools out there you can quickly learn to minimize risk. if have a good profession, i would recommend buy at places not where you want to live, but areas that you don't want to live, it usually yield a higher return. i am not talking about the ghettos where they have shooting every night, but hard working class that just trying to put food on the table for their family. if you doing single family and try to minimize risk by doing your homework, you don't need all these people. just start slow, one person will recommend you to another and you will slowly find people that works for you. you can't build a team if you never work with them, you have to go through the pain of getting burn by people and you will find the one that will become your team. good luck!

It seems like you would have to have a HELOC on the entire property since an ADU wouldn't have it's own tax ID / parcel. 

I've worked fast food, to warehouse jobs, then I got my start in construction doing the finish work on homes.

Can the land be divided into smaller parcels?

Food stamps the same way.

Like when Chipotle and Panera stormed out of the gates and took on fast food.

That's definitely some food for thought.

I petitioned for a 29.9 acre parcel that had a 10 acre minimum for  new structures.