We’re open to offering a consulting fee or hiring for this expertise.Any advice, resources, or referrals are greatly appreciated!

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.

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The top unit and rest of the townhouse is completely unliveable without renovation, the only liveable spaces are the two studio apartments that the tenants live in.

You would think that this would be obvious, but it's not (for newbies)And don't be afraid to p*ss off the seller....on the last house I bought, I offered $60k less, and the sellers got irritated/insulted and refused to even counter.

OH ya the sf neighborhood were top earners billionaires multi millionaires and same with Tiburoun maybe not billionares but very rich. 

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

Bay Park / Clairemont / Carlsbad / Oceanside are all top-tier markets that fetch top dollar (see the Yellow & Red).Move your search slightly inland, or further down South and inland, in order to get something done for 1/2 the price, with similar rents (not quite as high, but definitely not 50% less like the purchase price would be)

Does Bigger Pockets have a calculator that can accommodate other loans that are part of a purchase transaction on top of the mortgage to calculate ROI?

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.