My partner and her ex own 2/3 of a 1.2 million dollar house in Bernal Heights in SF.

You can built that back up...or the "worst case" is you take out a <insert form of debt here> if you have an unexpected cap-ex expense come along. 

Family tree tree , friends , friends of friends aunts uncles girlfriends ex-girlfriends , anyone before going to a bank .

Ex) If I find a duplex in an area and within a 5-10 mile radius there are little to no active, pending or closed (past 6 months) properties with similar criteria.

The short story is that my ex-tenant owes a bunch of money and when it comes time for court, I intend to explain this to the judge and ask if I can increase what is owed.  

Ex: John was really well-spoken, Susie constantly interrupted me, Steve clearly had no idea WTF he’s talking about, etc.By calling 10 accountants, you’re “pairing them up” against each other, cross-referencing their information and getting smarter (and more confident) with each call.At the end of all your calls, you’ll be mentally tired, yes, but you just learned a ton! 

For sale By owner.ARV=210K Comps 1) 189k within 6 months 2x(2/1) 2)203k within 1 year 2x(2/1) 3)239 within 6 months 2x(2/2)Rental income would be about 2600 a month but being conservative I assumed 2400.Expenses 2016 taxes =4583Insurance = 150 a month so 1800 a year for closing.Cap ex= 2400 for one month overturn Repair costs = 15K for new ac and roof.

Currently renting out the old primary residence at $1800/month with a cashflow (after mortgage, insurance, taxes, vacancy, maintenance, cap ex, etc.) of over $500/month; with the other two investments each pulling in between $250-350 a month.I also decided to make tennis my "full-time" job and pursue real estate more heavily as my career.

Getting a feel for some of the expenses (occupancy, Cap-ex, monthly maintenance) will be tricky at first, but feel free to reach out or post for some guidance on if what you are assuming is correct.

I ran the numbers and it seems like you'll be negative about $348/month assuming 10% vacancy, 10% property management, 10% repair, 10% cap ex, $250 tax,  and $40 home insurance.