At the moments, I'm looking at 2 properties both in California:-  First one is a beautiful, bigger home, completely high-end upgraded, in a higher value area with a good school district, and of course it comes with a higher cost to buy, rent can only cover the monthly expenses (mortgage, insurance, tax, etc), this one is expected to have higher appreciations in the long term.- Second one is a decent remodeled home, smaller, in a lower value area, I can get it without financing (pay cash), so it will cash flow (about $2200/moth after all expenses such as tax and insurance), it also has a potential for an ADU, but future appreciation is not as great as the first property due to location.

(Minor upgrades I could handle) I don't know any contractors at the moment.

I actually ended up doing what @Jonathan Greene suggested just for the sake of being cost effective at this moment.

This is how I am structuring my entities with my partner at the moment. 

At the moment, have plenty of financial glide path, so don't need the equity of the current Investment prop, but had planned to owner finance (extra monthly income flow @7%, fluff... more income not required to eat, clothe, house. ).1) Cursory look indicates 30% max AGI can be deducted if deferred to Charity.

Yes, they don't always listen, but if you have it set, it's easier to reduce the "they put my laundry on top of the dryer" moments like in college.4.

Ill be looking into it further and i may have found a few holes in their armor but likely a bigger issue im able to take on at the moment.

Regarding being evasive, it seems to me that maybe the firm needed to realize that I had never done a turnkey deal before and maybe they would be wise to take a moment to explain how their investments work.

Im not working with anybody in this market at the moment.

Just one at the moment with no property manager, I'd like to do as much as I can myself until it gets to be too much to handle.