The problem is that the rentals are way below market and the landlord did this in order to protect their tenants (friends) I'm guessing.

Just post your credit card below and I will set you up

That puts you in negative Cash Flow.The last thing is your 8.92% COCROI is below what I and many investors consider to be a good investment.  10% - 12% is more acceptable.The bottom line is you have not provided any information to support this as a good deal.  

@Aditya Namjoshi - see notes below.1) The BRRR approach is typically used for your primary residence so living in SoCal and investing out of state isn't possible (I don't want to sound negative).

Even A areas like Folsom will have 500k duplexes in some pockets, but cash flow is going to be lower in higher end areas.  

I would suggest that you should never go below a 50/50 or 50/25/25, with you securing 50% of the profit. 

I got their permission to go into the house, so that I could assess the repairs needed before giving them a purchase offer.The house had been abandoned for years and had been seriously vandalized (see Before Photos below).  

Property was rented well below market value so I’m sure that’s why they’ve stayed. 

if its in the lease, you are most definitely supposed to turn the a/c on regardless of your comfort level the same way a lease may state that inside temperatures cannot go below a certain threshold in the winter.

So...I also filter through a lot of this.When I do decide to post, I'm a slow reader, so I don't often jump into threads that are already super hot and popular with hundreds of responses, because I always feel obligated to read all the posts before commenting.