I want enough passive income to supplement mine and my wife's W2 jobs so we can focus on what we love.

Chenoa Program is a forgivable 2nd mortgage that supplements a first mortgage and allows a very small down payment. 

It's from 2016, so you may want to supplement it with some more current market info. 

Interested in partnering with someone experienced in talking through or gaining a professional opinion on the financials of a deal aimed at a rental property.I’m not comfortable working out the numbers yet and I want to make sure I’m not letting some random realtor eat my lunch.Ideally, would love to find a Florida realtor who can serve as an investment advisor and broker the transaction... but in my mind this could be an implicit conflict of interest.Any thoughts?

I am retired so I want supplemental income and rentals gives me that without having to sell anything, by improving the properties and raising rents I am also increasing the value.

Maybe aim for a 4 unit

Some are happy with a lower 4-6% return, while others aim for the much higher of 20%-30%.

My definition of cash positive takes into account cap expense (high in San Diego: I use $250/month for attached normal rental size and $300/month for detached), vacancy, standard maintenance, and any other expenses (I have 2 units I pay water and trash, 3 units I supplement the water, and 3 units I pay a gardener).The market at its current price point versus rent is more of a property/rent appreciation play. 

I am aiming for passive cash flow but will be doing the property managing myself.

I'm w/Bryan, hands on w/supplemental reading / courses, etc is a must.