Well, that they can find a broker will let them which unfortunately if one look's around they will easily find a "home" that will let them do whatever. 

It has worked out well, but with this base we are willing to take on more risk/leverage in order to find more opportunity.

This should have come up in your fact finding when choosing to add the JADU (as well as their poor valuations)Note if the unit is only 2 units and you are abiding by the owner occupied rules of a JADU, AB1482 (statewide rent control) does not apply.  

How did you find this deal and how did you negotiate it?

I would find a handful to interview.

Going into a house and finding clothing and all sorts of things strewn all about the house in piles on the floor often covered in filth seems to be a normal way of moving.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

Can anyone either recommend a good property manager in the area or give some advice for finding a good manager?

@Gina Rocillo the first thing you need to do is find out which number is correct and what the source is. 

I'm curious to hear from the experienced folks - finding the right property at below-market value for BRRRR seems very exhaustive, wouldn't they be more motivated to sell a property at market value for less work and more profit?