TurboTax would incorporate my HSA benefits in my Federal return and then adjust them (take them away) for my California return.Tax law, of course, can be changed at any time by Congress.

Take the 'higher return implies higher risk' truism in finance, may not be true in real estate after incorporating cash flow (more cash flow = higher return but also lower risk). 

Does anyone have any advice on where to find the best acquisition model to analyze deals and eventually incorporate into an investor deck?  

I spent over 20 years in corporate hell as a software engineer and finally found my dream job as a landlord of low-income investment properties.

The point I was trying to get across is lenders incorporate different project cost line items into their LTC and the lender who advertises the higher LTC, may not actually be the lender who provides the best leverage depending on what portion of the transaction is financed.

Big Bear City is also an unincorporated area of San Bernardino County while Big Bear Lake is an incorporated city and both Joshua Tree and Big Bear City are eligible for stays under 30 days.

Not always able to be incorporated on properties that are highly competitive. 

But should be incorporated into your overall asset protection plan, usually through transfer on death agreements.

GF is an incorporated city dating back maybe a century, with more sub-$200k residential (sometimes now zoned multi-family/commercial) properties concentrated near the urban core than I've seen anywhere else, without actually being urban ghetto.

Given many lenders are willing to fund soft costs such as construction management/development fees and items such as leasing fees, and incorporate contingency line items up to 10% (even if you don’t believe that’s necessary) if a combination of these were theoretically incorporated into the project pro-forma that’s utilized by the bank, the project costs might appear inflated and require slightly more cash up front.