John, I appreciate your vision for that property and your ability to see potential.

How do I calculate annual PV growth?

I have the ability to generate a list of Landlords in my area, Are there template mail letters/post cards that we can use to get started

To get a ballpark, ask a realtor to pull some comps for you.For 5+ units, the value is based primarily on it's ability to make money: income - expenses.

I’ve worked with many other hard money lenders who are now classified as “do not work with” because their process, or lack there of/pricing/in ability to close quickly and DCP has by far been the best experience.Apologies in advance for the novel, but hope it helped. 

CA is great for appreciation and there is definitely going to be continued long term growth, etc...but I’d prefer a lower cost and higher yielding investment personally.What are your goals?

First, it forces you to rely on others with no ability to go there on your own if something goes wrong.

You need to look at your net worth growth not just cash on cash return.

Lower operating costs are definitely a consideration I take into account when I’m looking at property, and I think most would agree that a house with $0 electricity bill is preferable to one with a bill. 

If you are most interested in cash flow and don't care much about capital growth, Cash-on-Cash return is a better meter to focus on.