You have 3 options:1) Look locally for Class C & D rentals - but be forewarned, you need to know pros & cons!

And then do everything yourself: maintenance, advertising, showing, developing your lease etc. 

I would do the usual things like attend a local REIA to network. 

Talk to the county taxing authority and a local real estate attorney/professional.

I had tried to set her up with free rent that she qualified for through various local charity programs for single mothers and everything but she never even completed the applications then I had to evict her.

or, you just use wholesalersFor analyzing deals and doing the rehabs, there are plenty of free resources, either on BP, or other people in your local REIA. 

A local RE professional should be able to provide this information to you as well.In New York, we deal with this scenario frequently and oftentimes it does not make sense to legalize ADUs because the permit process is extremely lengthy, the cost is high (sometimes $150-300K for 1 ADU unit), and the potential increase in property valuable is not worth the risk.If you already have an approved permit/plan and can get your renovation down to $80K, you may want to consider this project if the ARV is say north of $800K.** You should also look into any potential property tax increases associated with this change.

Not a whole lot built in savings, but I do know a few potential partners that would want to go in with me and I'm good friends with a local GC.

If you have properties, a great way to promote them is with Facebook Lead Form Ads, advertise the specific property (or better yet, a list of properties) and it will attract buyers.

Do you plan on investing locally?