Me and my soon to be fiance will be double income-no kids for a few years and are looking to maximize the opportunities that come with that.

As your income grows, consider expanding your portfolio further to include other asset classes or real estate markets.Maximize Retirement Accounts: If you haven't already, consider contributing to retirement accounts like a 401(k) or IRA.

@Russell Brazil I own the properties under an LLC, but there is a commercial EO fee for commercial, income properties, or business opportunities for $350. 

Will appraiser count income from all units if title shows all the units or will there be a red flag with MLS / OM and city showing one less unit? 

If that's the case, why not go towards a Conv. loan, you have the W2 and own your business plus you can use the income (75% of the rental) from your current property once it rented.

I have a large income, great credit score, a down payment, just not enough for 20% down OR not enough down to meet the conforming limit of $766,000.  

Some that I have found seem to do it all including locate properties, generate leads, and some just run the numbers and generate reports.So far I have looked at these:Sure, here are the links to the mentioned real estate investment analysis software:DealCheck: DealCheck is a comprehensive real estate analysis software that allows investors to analyze properties, estimate rental income, calculate cash flow, and evaluate potential returns.

For example I have house hacking clients in Malibu doing STR and the city imposes a 15% gross income tax.The popular areas (Joshua Tree, Big Bear, etc.) from what I am hearing are over saturated.

I'm looking to invest some cash for a passive income (don't get me started.

Given they want to cater to lower income tenants, I would be interested in their collection rates, which I bet aren’t great.