Even with the reduced rates, my cash flow is poor for my equity position (i would still be cash flow negative at today’s rates).  

I have San Diego properties purchased with good timing and properties purchased with poor timing.  

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Either would be a great option; I'd probably choose Roseville because it's more established, but the City of Elk Grove deserves a lot of credit for its impactful growth programs, so it wouldn't be a bad option. 

Credit for childcare expenses.The credit is allowed for kids 12 and under.

Poorly ran and refusing to give any type of refund. 

If you could a way to tokenize good deals I might be on board but I don't want anything to do with the distressed income deals you will likely be able to source unless I had ownership rights and could fix the problems causing the distress.That’s a real concern, however properties with failing numbers or poor management wouldn’t work for this model because the income rights being sold would hold little to no value for investors.

You can list them at RipOffReport.com and save some other poor soul the misery you've been through. 

I allocated $500/month for insurance which is part of why such a promising revenue to cost projects such poor COC.  

Following the shiny object, throwing money at a market you don't know well, and blindly trusting strangers that have a clear profit motive put you in a poor position to succeed regardless of where you choose to invest.