As you know its near impossible to find a good cash flowing deal in CA due to sale price, taxes and lack of inventory.Last one I closed on was over off of Germantown Road it was a great 2 unit that needed a little TLC for $160K but passed an inspection and was livable.

You are trying to say you will use the " investors" to fund community programs, that sounds like a charity because there is no earning on the investment.  

You filed two full year tax cycles and the numbers are similar (no greater variant than 1%) they maybe yes.Generally depreciation is added back as income BUT only the 40% portion you own not all of it.

I had constant issues with the local government and the taxes were absurd.

Other advice, especially that pertaining to tax benefits, is also highly appreciated!

@tom shallcross summarized this well in another post and just inflate your numbers up for a $665k purchase price and $2300/mo per unit for rent.Borrow 80% which is like $3700/mo for Principal, Interest, Taxes, and Insurance.

Note: Florida charges a hefty tax on rentals under 6 months. 

Conversely, if new houses are being built frequently, older properties may struggle to maintain their value.Property taxes also play a significant role.

I make $4200+ a month after taxes plus overtime if I want it. 

The rest, put you on near-worthless drip campaigns, don't understand calculating the offer price based upon rents - property taxes - insurance - MNT & Vacancy percentages, etc.DM @James Wise to schedule a chat with him!