Why do so many fail, because they are trying to find a tree loaded with golden apples to just walk up to and pluck, which does not exist, vs the reality of being a problem solver. 

Good deals are certainly tough to come by but they still exist. 

Perhaps there are consultants that can help me identify the market that fits my goals, identify target properties and offer prices, and underwrite and help during the acquisition, and I'm curious if such support exists? 

They have new stores opening, re-imaging existing stores, relocating old stores, etc. so lots going on at any given time.Whatever you do make sure they do not put in early termination clause as that is a killer for resale value and your buyer getting a good loan once you sell the property.

I haven't found a way to contact leads en masse other than hitting each individual listing through AirBnB for instance - but I guess that's what VA(s) exist for lol. 

With respect to the JADU, I always have the option of simply turning it into a 1bed/1bath that's a part of the existing home which would ease the concern of an exit strategy.

Check to see if the township considered the commercial use an existing non-conforming use in a residential zone.

I have a potential tenant that has listed a treatment center as a former living situation (he was there for 18months prior to the existing 18 months somewhere else). 

Simply ask the sponsor if they would be open to connecting you to their existing investors who've known and invested with them for a long time.

I am seeing some water seeping into garage under the balcony so I would like to make sure to tightly seal the gap,I was thinking about removing worn out sealant and pour there some liquid rubber and then on top of the existing tiles I would like to install LVT to fully water proof as well as enhance the looks, is it a bad idea to have LVT outdoors?