North of town, midway between Hwy 99 & I-5: 95210 I used to avoid like the plague, parts are still gang areas (north of Hammer; but west of railroad tracks), and was the car theft area of Stockton.

They're calling it the "Justice for Renters Act."

Send me a DM, I will be able to explain more and get you on the right track. 

Investors should prioritize the operator and their track record first, then look at the market and specific deals themselves.

I have 3 under my belt and using Excel to track all the P&L.

At least then you will be diversified, have scale, and top notch management with a verifiable track record.

These exit strategy would be essential to know how you would "double" your money.How did you get in touch with these people and what is their track record?

For loan tracking my partners and I use this:https://www.brytsoftware.com/It does 1098s etc.  

I need to calculate my total assets and properly keep track of rental income and expenses. 

Being this will be your first investment property and you're across the country I'd recommend trying to find a partner with a proven track record of investing in that area.