Another solid mortgage broker.We can't post contact info here in the forums, so PM me if you want their info.FULL DISCLOSURE - I have no relationship with either company other than sending my clients to them. 

@Alexander Reed Have a conversation with a lender first, especially hard money lenders that are more relationship driven.

I’d really like to establish a relationship with a local bank/credit union early on.

Professionals in the business long term have to think about the RELATIONSHIPS that have been formed over decades.

@Alexander Wardell provided some excellent advice. 

Here's an excellent explanation of how they work:https://eig.org/wp-content/uploads/2018/01/Tax-Ben...As well as a map with all of the qualified zones in CA:http://dof.ca.gov/Forecasting/Demographics/opportu...

These are already excellent buy and hold areas that are being strengthened by the new toll road.

After talking to my bank, whom I have a great relationship with, I come to find out that if I buy a property to hold, and pay cash for it (using my cash on hand and equity lines), I have to wait 6 months to a year to be able to pull out any equity or Re-fi.

It too has been rented for $500/month but making a little cash does not make up for the lost time or effort, and blemishes my other-wise great tenant relationship. 

Work out your own excel spreadsheet that's what I do.