You might be referring to income / expenses that are reflected by cash.Cash you receive from rentsExpenses that you pay out such as insurance, interest, taxes, etc.You may not have included depreciation expense which would bring your taxable income down further.It may be possible that the negative taxable income would bring your taxable income down.

Quote from @Zach Edelman: Should be a list of Bigger Pockets recommended list of Hard Money Lenders to refer to as well/make the search a bit less overwhelming.  

Also I am referring to a single ADU on a SF zoned lot.  

I can refer you to a real estate agent who works with investors - most who are newer investors.  

I also like to cross-reference that data with Facebook marketplace, craigslist, Zillow and apartments.com listings to get a really good idea of expectations for rent in a specific area.

Quote from @Adam Bartomeo: @Brandon Croucier That isn't correct... state laws allow you to enter the property within certain time periods, normally 24 hrs, with or without permission.That’s not what I was referring to, I was referring to  evicting them.

So, do they really want to hire a lawyer to try and fight you, and have their credit wrecked in the meantime and have a terrible landlord reference? 

Trust that RTR is referring you to good companies, but just verify.

Since this is my first go around - I'd really appreciate advice on the following:- any references on lawyers /firms to work with to go through the Barment and foreclosure process without breaking the bank.- Ball park ranges - what can I expect the cost of this process to be?

Not sure what markets y'all are referring to, but In the Chicagoland area, the 1% rule stays strong.