In your case, with a history of passing audits and having a CPA who is experienced in IRS representation, you're in a strong position should an audit occur.Regarding audit statistics, the IRS generally audits fewer than 0.5% of individual returns, with even lower rates for those earning under $1 million annually.

This would definitely require some negotiation with the lenders involved, so working with an experienced mortgage broker might help here.

I get DMs from these new CA investors who don't post on the forums - I feel that they could get much better advice from many of the more experienced investors on here.  

The city's experiencing massive population growth...from what I've heard, people are moving here for the booming job market and, well, the great weather doesn't hurt.

They team you up with experienced investors and they walk slow like elephants. 

For the experienced people who do this for a living, what have you found that works?

It’s the smarter move, it would mitigate the risk a lot more if I knew more experienced investors.

Ask 10 to 15 experienced property managers: "What properties would you buy if you wanted tenants who stay for many years, pay rent on schedule, and take good care of the property?"

Referral to experienced and affordable accountant in the Phillipines:https://acrobat.adobe.com/link/review?

I'm taking this season to dive into that, but wanted to start a conversation with those more experienced than me.