Seems like at least half the bad ones were not clients but on the other end of it.

I have been making offers for clients and getting rejected left and right with 60-100k over asking.

I had a similar idea by attaching myself to an real estate agent so that they can refer me to clients buying properties to rent through Airbnb, but I like your idea even better.

Second, nothing will decide my success as well as my quality of tenants, and while it's one thing to let someone fix a toilet, it's another to let someone decide who your clients are going to be. 

You are not going to be very unique and original.

I recently made a connection with a client who is a newer real estate investor.

Every deal is going to be different, and every different exit strategy is going to have its unique set of factors that you'll want to investigate, analyze and be aware of.Pick up a good real estate development text book, take some university-level real estate courses and find someone doing what you want to do and see if you can get them to spend some time with you.

During my search on BP it looks like some people don't believe they will get the ROI on spending the money to separate meter on any property...then there are some that do  RUBS, submeter...ect.ADU's are unique and wanted to see if anyone has done one and what their experience and thoughts were.Any and all advice is appreciated.Thank you,Ronnie

At least two of them have done kitchen/bath remodels for me personally in addition to serving dozens of our clients over the years.

My clients currently are either cash buyers are working with Hard money.