Are they getting them in front of off market or pre market opportunities?  

I'm have trouble getting a quote for fire insurance, due to State Farm pulling out of the market.

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?

@Zachary Harr Personally I’ve researched other markets and have decided to just stay locally due to the headache factor of managing teams long distance.

The unit is not decontrolled when the family member or resident manager vacates,and the rent may not be raised to the market level

I can tell you that I have not had luck with appraisals in the CLV area, not sure if that is the market you are attacking. 

It's a solid list worth marketing to, nonetheless.

In my market that makes the most sense if the numbers work right for you.

I am a resident of Dallas, TX, interested in entering the San Antonio market.

If your market is showing SF zoned comps for a ADU addition that match or exceed hands off cost of adding a ground up single ADU, your market would be rare if not unique for CA.