Handle a few properties for other owners, minor repairs, find new tenants, and rake in 10% .

If for some reason they can't get this sorted out by the next payment date, you should figure out how to physically escrow that payment somewhere...this at least protects your payment until you're confident who it is supposed to go to in the future. 

Do you have any advice on particular sites to look into to find tenants like this needing placement?

Spring may be better but I was unable to sell a cheap house in October for 5% off of “market value” and only sold a $600k home in January by listing it for $580k and I still only got one offer. ($150k down, 5 year seller financing.) my point being you may get $20-$40k more in a year if you don’t need to sell. 

Quote from @Peter Tverdov: Think at least for the text standpoint it is challenging in this market now where I know personally 3 people that have been in lawsuits with one ringing in at $500,000 for cold text messages to people that did not want to be marketed to, so to @Jonathan Greene point on that for sure.I think that cold calling is a true skill that really no one (or 1%) will end up doing, and I 100% agree that VAs do not do it right..

I am highly motivated to invest in real estate through BRRRR and also creative finance strategies.

As big as you are, you should consider moving the properties into multiple LLCs (my personal rule is no more than $1M in single familys in one LLC, but this may need to be higher in your area). 

I would even suggest a Primary home or Vacation home to pull the cash out of versus trying to find a lender who will agree to be in 2nd lien position behind a investment property.

This provision, through the Affordable Homes Act, make ADUs legal BY RIGHT in any single family zoned property in the state.

Would this be high rise or would these be zero parking to do a mid-rise?