Texas loves California, because the net out-flow of residents moving from California to Texas, with their businesses, has caused a budget surplus for the state.

Only like 100,000 highly skilled unemployed web designers sitting around who would LOVE to help you with this for very little money...https://www.biggerpockets.com/forums/530/topics/823922-surplus-of-freelancers-not-seen-in-hundreds-of-years

Some agents are even pushing policies to Citizens when it could go to a standard carrier or Excess & Surplus (E&S).

Many new properties in the lease-up stage are offering concessions and we have noticed a higher than usual surplus of rental listings.Below you will find the total new multifamily units (*data provided by Johnson Perkins Griffin Apartment Survey): The number of units planned or under construction for multifamily properties increased slightly to 10,620 units.

Even if you haven't or don't plan to form an LLC, it's not a bad idea to notarize your contract/operating agreement to spell out "if this happens, we do this" for every conceivable potentiality regarding the property and each other - particularly with regards to if one of you wants to sell and the other doesn't, or if one of you ceases, even temporarily, being able to meet your obligations to the property for any reason at all.Just a few of the things off the top of my head from one of my contracts:Noting which parties contributed how much towards capital.Establishing right of first refusal in the event of one party wishing to sell.Where bank accounts, credit cards etc are held, and who can do what with them.Cash flow protocol (all rental income goes into X account, $Y each money gets autotransferred to savings, $Z each month is put towards maintenance, etc).Disbursements of surplus money in X account can only be made if certain conditions are met.Explicit recognition that all bills may only have one party's name but are a shared responsibility between or across partners.What items require unanimous consent to proceed from partners?

An important factor to keep in mind when running your numbers is to make sure that the amount of surplus funds are sufficient to pay for certain lien amounts.Special assessments can survive the tax sale if they were approved before the sale and the payments are due after the date of the auction.Some liens can even be negotiated.I would love to keep going but unfortunately I put myself in a difficult situation because It would be unfair to certain individuals from here that bought some of my courses.However I Hope this clarified your question and gave you an example of some liens that can survive the tax deed auction. 

I've still seen a large rental surplus that discourages me.

@Marcus Johnson The US government has only run a budget surplus in 12 out of the past 74 years. 74 years is a lifetime.  

My plan is this: If every year I can add $50-60k into real estate investments (using a mix of leverage from financing and some all cash deals (sheriffs sales are really hot right now in my area)), by year 7 I should be making an annual surplus from rents (after all expenses, management fees, interest, repairs, etc) of ~$60K (assuming I find deals that will get me 20% returns) with a good amount of property in my portfolio.

Accounting for a NP is not like a for profit, the NP doesn't have "Owner's Equity" but a "Surplus" the NP doesn't have "income" but "revenues" from operations and the income statement for a NP is a Statement of Operations.Assuming you are a 501C3 organization.You're saying you currently have a monthly surplus of 5 to 6K a month.