We both realized we were jumping into this not as informed as we should be however, we could not gather enough local resources or partners to guide us so we are taking a chance. 

Sounds like another example of RE being local.

I know I could go through a Lawyer that does some local title companies docs and when I called I was told its about 500 plus the title search fee if I wanted one.   

If you haven't done so already, look at Furnished Finder or search Airbnb for 30+ day stays to see how much competition there is in your area and what the competition's properties look like.

Is there a system which allows us to search the transactions by whether this house has an ADU/JADU?

Send me a PM if you want me to do anything for you here locally. 

As you look at different areas that you could invest be sure and look into the state & local laws, it's an important part of due diligence that is easy to overlook. 

$20K won't do much, but you might find a local, experienced investor that you trust to join forces with.

I don't have any real estate clients locally.

We also perform what we call, "RSRAs" or Risk Search and Risk Assessment.