When you own about 32 units your budget might be able to hire Property Management out of your investment and they can probably handle the day to day operations and your time will be reduced while you manage the property management and that might be something you gladly let somebody else do that.You'll have one address instead of 20. 

Buy the stock or REIT you understand how the company operates the biz!

Attorney can help you with this.This should only be done with top flight operators. 

operational cash flow to get started?

The way I operate with my household (and future rentals) is using multiple "micro savings" (--> MS), each with its own designation (e.g. yearly expenses / vacation expenses / general savings etc).

The Operating Agreement must contain language sufficient to address IRA-related issues concerning Prohibited Transactions (26 USC 4975), The Plan Asset Rules, the allowance of subsequent or additional Capital Contributions and Unrelated Business Income Tax (including language that ensures that the Manager of the LLC will prepare and file all necessary tax forms with the appropriate taxing authorities, Federal, State and local).

We'd like to connect with a real estate attorney here in San Diego who is also an investor, or has experience working with investors. ...For starters, I have a 23-page operating agreement for a land entitlement investment that I'd like to have someone look over to be sure it covers us as well as the company who is presenting it to us.

Of course, if you buy a property all cash with no financing, you will almost certainly "cash flow" assuming that your operating expenses aren't greater than your effective gross income, or in other words, that your NOI is positive and your cap rate is greater than 0%.

Ask how many deals your trainer(s) had/have done in YOUR market of operation and ask them to give you specific examples that are a matter of public record.  

We're looking at a  building that has a cafe on the 1st floor, which we would operate, and the 2nd floor is vacant-would be renovated to 3 apartments.