I recommend the following pro forma for Rochester properties.  

Sellers / brokers, intentionally or not, misrepresent their expenses, over-inflate their income and get words and phrases like "actual" "pro forma" and "made the hell up" confused.Once I've seen the P&Ls, I'm not interested in cap rate anymore when comparing investments, so for me, I don't find it useful pre-offer, pre-contract, post-contract or post-close.Nevertheless, as an investor, you need to know what it is because everyone "uses" it and as a negotiating tool, it can be a good one, especially if you understand it better than the other guy.

your best bet is maybe dig around and find something of similar size/location and see if you can find the pro forma or budget or similar. 

With current rates that's a break even in the pro forma and we all know what that means.

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for in-state property or even out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Does anyone know of any robust templates for creating pro forma financial statements for real estate businesses?

You'll just need to form a great team that includes a PM.

Slow season in the north is that 7-month period when no one books.Here’s a great summary of this, courtesy of @Avery Carl, of the kind of numbers you can expect down south (including complete pro formas).

You will really need to know how to evaluate a pro-forma in multifamily and how you can affect the NOI and value of the property. 

I want to form a 506 b, does anyone know good lawyer in SoCal that can help ?