They’re too expensive and frankly create delusion. 

He get's principal and simple interest payments over a number of years.I'll manage the deal and the property.Looking to create a proforma for this that would fit a typical rental analysis but insert the detail of having private money cover the DP.

.- Due to my position on the board for the condo association, I am aware of long-term large projects that the association intends to embark on.

If interested, DM me and I can connect you to the organizers so that you are aware of future meetups.

I have a spreadsheet I created for clients.

(Could be more than just two) So just be aware, you can use the sec 8 income to help with qualifying for a DSCR loan but you could very well end up with a higher rate.  

I am not aware of them.

When I was made aware by a colleague of mine I emailed them.

Do you also create a virtual account for those? 

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.