Ours would potentially go from $2,095/yr to $8,895/yr.

You can also potentially bill back tenants for usage too.   

Setting rent significantly above FMV could be seen as an attempt to shift income or inflate deductions, leading to potential penalties.

ARV Potential: Where can we expect to achieve higher ARVs?

The leads I'm getting for potential tenants are not the best.

Because you're new, it is a good idea to ask about the brokerage's agent training offerings and potential teams to join to get experience. 

Not everybody can: https://www.biggerpockets.com/forums/51/topics/1075919-five-...Also, cost segregation will not help you with your CA state taxes, only (potentially) with your Federal (IRS) taxes.

Partner Driven saw the Brimerage Rd property as a straightforward opportunity with strong potential for a quick flip.

If I try to combine everything into one, ol would that be viewed negatively to any potential client? 

It can come from a personal investor who will negotiate terms, or potentially a piece of the equity.