Expense ratio, as others have stated, often ends up evening out these fluctuations in each expense and can often times be a more accurate predictor over many data points.

I have done cash for keys many times. 

Not every time you want to buy a deal will there be one. 

How does an llc work if I live in Nevada or Texas as my main residence and part time in California?

Keep in mind that all this time we were living with my parents paying them rent but saving/starving to score our next deal. 

You may want to make an introduction between your CPA to those 2 colleagues.The CPA can go over their services and pricing to your colleagues.I partner with many people on real estate deals - It never gets to a discussion on whether they do their own tax return or hire a professional.If a partner mentions he will provide capital - does he provide the capital on a timely manner.If a partner mentions he will find deals - does he find many deals and provide an analysisIf a partner mentions he will manage a property - does he manage the property well(find tenants, collect rent, communicate with contractors, etc)

I'd be happy to assist with the financing portion (if you are considering here in HI).

Been listening to bigger pockets for about a month now (literally everyday, at every moment I have spare time LoL) and am learning a lot.

You should have posted a 3 day notice a few days after the first time they were late AND every time after that.

Or start a business which would require a lot more time than owning RE.If it were me and Dallas is appreciating, I'd probably hold onto it since you've had it since 2011.