I've been engaged in corporate rental flips for some time.

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.

For my vacation rental the flooring around dining chairs got damaged and dinged up a lot, I was surprised at all the damage actually! 

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.