@Michael EdwardsI would ask them for a contract but if this is one of those deals where they pay off the mortgage for equity in the property understand your portion of the equity will be very minor.

So my question is, where can I find analysis tools or spreadsheets that I can use to work out the numbers and put together a formal/semi-official/convincing package to present to the prospective investors?  

Makes me wonder why more of them aren't making proper efforts to educate themselves on value and instead think that a house selling for say $250K is a great deal because it is much cheaper than houses where they are from.

Do you recommend self managing in PS (or even Indio) where tenants may be a little more high maintenance:) I ask because PM fees can be anywhere from 20-30% and will deplete any cash flow we may generate. 

I slightly tapered down one side using one bobcat contactor help so that landscaper can go from the the corner where city catch basin is there.

I have a 2023 income statement for a 3 BR where the unit grossed about $255k and owner netted about $104k.  

The only time we use ceramic tile is for showers with a window, where we can't use a surround, and then I will still use LVT for the bathroom floor.However, because we cater to families with kids, our winters are long and to avoid cabin fever we usually have a finished basement and carpet is the way to go.

It isn't practical to find "affordable" GCs, at least we've not been able to in our rust belt market, where home prices are way below national average.

Where do I look from here?

Whether it's construction workers or nurses, you'll want to be near where they work and understand the length of their contracts.