As Doug mentioned, there are probably a few issues wrapped into my question but the biggest limiting factor now is having three traditional mortgages that will limit ability for another. 

Seems hard to believe they would not have gotten cut off a long time ago if they were not paying a bill for a year.I have not had this issue here but I just had a similar situation with a large unpaid electric bill in another state.  

I feel like this is significantly hampering my ability to find a place right off of the bat because I suspect the only deals I'm going to find are going to be through house-hunting on my own/direct mailings.

One of the benefits to that is the ability to get some forced appreciation for a refi.

Chad,As I was first starting out, my lender was willing to lend to me based on my income and ability to pay the loans (w-2 income).  

Gaining the knowledge and network will allow one to gain confidence in their ability to do that first deal as well, and actually GET IT DONE  :)

From my understanding, disclosure is the key element here.

In addition, we have the ability to draw preliminary site and architectural plans, do virtual renderings, etc. 

Make sure they have verifiable income also so you know they have the ability of paying rent.

@Marco Santarelli Though southern California may not have the cash flow of some areas, we do have solid appreciation and the ability to maintain value that cheaper areas don't.