Depending on your market you can look for high producing team in a brokerage such as Keller Williams, Coldwell Banker, etc. and see if they're hiring a showing agent and get some experience from there. 

@Carlos Tapia congrats on taking action and identifying a potential deal.

In CA any legal mapped parcel can (baring a few exceptions) always be segregated later without another subdivision action unless it is remapped as a single lot.

Once I refinance to complete the BRRRR it should still produce 10k a year after all is said and done. 

Treat any question as a call to action.1. 

I absolutely will put those keywords into action.

Syndications often produce better return than you depict for the ADU and requires less effort.

(There are plenty of end investors that would take advantage of that seller ignorance as well, which is why listing on the market with an agent is the best case scenario and offloading a property directly to a wholesaler or an end investor is the least preferred path for a seller.)Following the law and acting ethically are not always the same action.

And I am always refining it, a continuous work in action striving to achieve the mirage on the horizon called "perfection". 10% for PM is a nuts figure, FYI.

At this point I’m dealing with the issues as they come and will take all necessary actions that I can to finish the project the right way but the lesson for me is I guess in the future look for the permits pulled for a house over the years and try to factor in potential work that was done without permits and add that as a risk factor.