To give you something as a reference based on your budget (30-40% down with $1.8M), the general cap rates you will see in the Bay Area are roughly 3-5% https://www.loopnet.com/Listing/1047-Rich-Ave-Mountain-View-...https://www.loopnet.com/Listing/1180-Saranap-Ave-Walnut-Cree...You will find higher cap rates and more 20+ units buildings in SF, Oakland, and Richmond, but keep in mind of their stringent tenant laws. 

I have come to realize I need to use a good and fair contract with a meeting of the minds.

If I remember right they ended up having a hearing at the board of supervisors and I watched it online. 

I would stay long enough for the 2 years so you quaify nothing is going to happen in the next year or so.. that tax free money is the best thing we have going in the US in my mind. then U could buy some very safe first trust deeds and make 4 to 6K a month NET NET NET without any of the TTTs..

I mainly want a site that offers advertising the property, online payment options, maintenance requests & at least a basic accounting aspect.Thank you in advance!

Consider investing as a partner or lender with someone in an area such as the Rust Belt that does produce cash flow - but keep in mind that the long-term trade off will likely be less appreciation for that investment.

You should check if the bank feeds work with your bank otherwise, it's a deal breaker unless you don't mind manually doing the data entry.

Would love to meet like minded folks in SWFL.

@Chris Kelly It is very hard to evict someone for a lease violation and never mind something that is legal to do in the first place.

Just keep in mind, the guru will not bail you out in a tough situation, unless there is significant profit in it for them.