I have been trying to get some JV wholesale deals going as I have a list of cash buyers, but everyone I am trying to JV with either flakes out on me last minute or are extremely inexperienced so their numbers look terrible.

Don’t just go with one person’s recommendation, it’s an extremely personal choice and where you end up should be where you feel the most comfortable and that you will have the best chance of success there.

We are in NW Florida, so our winter can be moderately cold in Jan and Feb and we also have to deal with May-Oct high heat and humidity (high AC usage). 

The only problem I am seeing is that it is extremely hard to find a deal, let alone cash-flowing rentals in my market.

Take lots of photos and make your rules extremely clear.

Though nobody can predict where the San Diego market is headed, it's extremely likely both home values and rents will continue their upward trajectory for the foreseeable future.

Originally, I was extremely debt averse and was working to aggressively payoff all debt. 

Enjoy your dayBennie  I agree that some appraisers turn in extremely questionable appraisals.

And in periods like we have now, in most places in the country - where appreciation is crazy - the gap between assessed value and asking price will seem even more extreme. 

If you go through a property management company, it's extremely likely their rentals will show on Zillow due to crawling, and of course other sources.There is such high demand for rentals throughout most of Arizona, that it borders on desperation for many soon-to-be tenants, and landlords hold the cards, not the renters.