But I can see your point about the builder taking into account the area as it currently is. 

But there are so many factors involved, including the overall strength of one relationship.

This also doesn't take into account if I pay monthly for taking out a HELOC if I can't find help with the down payment.This is a pass right?

Our plan is to build our portfolio and involve our sons, which we've already started doing.

I feel like an in-person (or virtual) group or class is what would help me to kickstart things and hold me accountable. 

In San Diego I believe rents can only be raised by 10% per year (or 5% + local rate of inflation, whichever is lower)The idea of evicting a long-time tenant is awful, but I realize being a landlord involves difficult decisions and the real estate business is a business.Thank you for your thoughts!

Make sure that in your financial machinations you account for the potential damages the tenant will be entitled to.

I've been working with an accountant for a couple years but when we purchased our first investment property, it became clear that he's not the guy for the job.

Will change some of the accounting and tax consequences.

@Seallington Touch,I recommend finding an accountant that specializes in real estate taxation and LLC formation.