Hi everyone,Can anyone recommend a proven and reputable real estate agent in Sacramento who works regularly with investors and understands investor needs?

Apparently neither did the promoters.

First, I really have a hard time believing that rental rates have increased that much over the last several months even though that is what all the evidence is telling me.Second, I'm debating jumping it up all in one year or doing something modified.I know that single family homes for rent are quite difficult to find in our area and in high demand (we get contacts regularly looking for something like this). 

regular income?

I read somewhere that people can put together elaborate real estate deals with investors or regular people with money to spend in order to purchase the property and finance the renovation.

I travel regularly to Houston and San Antonio, so feel free to connect if you live in the area.look forward to meeting a lot of people here... let the journey begin!

Track all off your expenses and incomes you are responsible for in report format and review them regularly with a few people that you trust in and understand your goals in an attempt to reduce expenses and increase your income in a way to increase your profit.  

For a Conventional loan it would include the regular mortgage payment.  

I have a few attorneys that we work with pretty regularly, shoot me a message and I can give you some names/numbers!

You can grant a leasehold estate (ie regular ol' tenancy), but that comes with all relevant responsibilities and will affect both your mortgage and insurance, by the way.