I'll try to respond to each component of your comment:- My idea of using an equity partnership as described above is coming from Brandon Turner's book "Investing in Real Estate With No (and Low) Money Down," and in the chapter on partnerships he goes through various why someone with cash may want to engage in a partnership.

Both are older homes, the 3/3 was renovated in the 80s.2/1 home is prime candidate for a tandem house out back or teardown and convert to Rowhome zoning, (properties were recently rezoned just across the alley tandem homes, ADU already zoned ok) 3/3 is newer, on a double lot, but my thinking is that I could hold these for a while, go through the rezoning process and sell both if/when the neighborhood continues to get hot enough for more density building, possibly work with a contractor friend of mine to get going in this direction, or try to do construction of tandem home behind 2/2 and then adu behind 3/3 home.Are there any resources for spreadsheets or analysis specifically in this realm/that I could show my financiers to calculate the projections on this?

What are you trying to achieve? 

The problem is that I live in California (which is cost prohibitive for me currently to "buy local") and must rely on remote management that is local to the investment area. 

Try TransUnion's or Zillow's service3) Figure out where you plan to advertise your rental rooms4) Research competition and "plagiarize" their ads5) Use that same research to set your rent

We have 10 doors now and the cash flow is fantastic but you need to take time to understand the market, identify strong deals, and avoid the crappy wholesalers trying to sell you garbage.Happy to answer any questions you might have.

When tenant leaves, the filter becomes property of the landlord or the tenant must pay to have it professionally removed and provide receipts of evidence. 

Make sure to do an in depth analysis  for past 5 years of the neighborhood as to how many appreciated and do a comp with the one you are trying to buyHave a strategy to do Value add example kitchen remodeling , have  good references for contractorsAttend a  REI meetup in that area and also scour Facebook groupsHave an exit strategy in place in case things go slightly south

I would recommend that you try and get out of your agreement and find another PMC ONLY AFTER you get paid.

It must have the axles removed, registered with the city, pass an inspection, and have the title deleted.