Your advice about understanding the underlying accounting and how the numbers are generated is an excellent point—I can see how that would help me identify any gaps or inaccuracies in the financials.I also really appreciate the insight on how T-12s differ based on the number of units.

Once you have identified this Tenant segment, determine what and where they're renting today, then buy similar properties.There is nothing on an MLS data sheet for investors.

I'm looking into possibly doing a 1031 or reverse 1031, have kind of identified potential markets. 

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

The manager or registered agent needs to be identified first and then that person needs to be skip traced.

By interviewing your investment team, you can identify this segment and the properties they are currently renting.Buy PropertiesOnce you identified the tenant segment, you want to occupy your property, and what they currently rent, all you have to do now is buy similar properties.

Identify good brokerages and licensed R.E. professionals, and those who you send your marketing to.

Our coaches guide clients through an extensive course on investment due diligence to identify their risk tolerance, ask the right questions, create investment criteria, evaluate performance, identify any red flags and have a plan for what to do if an investment doesn't perform as expected.

In your case, it sounds like a similar story.. you identified a property with potential, tackled the structural work, and brought it back to life in a way that justifies a higher price.

If you are looking for property in San Diego that is going to have good initial cash flow, you are going to either have to identify an obscure value add or expect to spend a lot of time and effort to find good off market purchase (most off market offers are not great).