I do a mix of these along with cosmetic flips and flips that basically just need to be cleaned where we bought low with a ton of built in equity. 

I am interested in the San Antonio market, specifically for single family LTRs and am looking for cash flow.

Crunch the numbers - Carefully calculate potential cash flow, ROI, and cap rate.

Are you cash flowing the property?

There are other non-QM loan options for self-employed individuals that can use your bank statements (biz) to show cash flow versus, tax returns for income.

One major challenge is having our partners come up with clean and organized documentation of their track record.

My cash flow went up from 2k/month to 17k/month profit.

It really depends on how much capital you're working with.Chances are, unless you're going out of state and doing some work to force equity, you aren't cash flowing with 20-25% down.That's just not the environment we're in.If you have the capital to buy cash, do some renovation, and then do a cash out refinance, there are options out there. 

I am sure there are places in CA where you can get some good cash flow.

Carolyn was asking for an expert advice which I believe the very least is a MFR investor which invest in a healthy cash flowing market.