Why not take your wholesale fee and then use that to partner with someone you do know well. 

If I rent it, cash flow is only $500-%1k per month. 

On the other hand, in the low season, we try to book 3+ months in advance since if you wait until the last minute, you will either book for a very low price, since all other hosts drop their prices then, or you will not book the home at all and have very low occupancy rates.There are two ways to do this on PriceLabs.

Do I still apply NPV using this as year 1, with my initial cash flow at +60K (tax savings less fee), and all future cash flows negative?

Does that mean net cash in your pocket after interest, taxes, principal, insurance, repairs, maintenance, credit card fees, etc.?

That's why I work with a fee only advisor. 

With this last round of insurance increases we are paying almost $50 per month per apartment.

In my county you can search online for records and pay a small fee to download the documents.

If I could chime in to help in the search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

Being specifically located in CA could help marginally, but you may also pay a much higher fee due to the higher cost of living (depending on which part of CA of course).