So place more weight on referrals and actual reviews than a pay membership organization.

Your numbers that you put in for rental estimates make sense to me (not that that carries too much weight). 

I'm looking for someone in Riverside County, San Diego County or Orange County that is savvy with taxes, bookkeeping and business consulting for a young investor with big dreams! 

I'm looking for someone in Riverside County, San Diego County or Orange County that is savvy with taxes, bookkeeping and business consulting for a young investor with big dreams!

For example, I recently had a tenant share that there was a gap under her door where snakes could get through -there was one she had seen in the garden so we requested the seller fix this prior to closing - now the tenant is delighted and feels cared about and positive about the new owners.When you become the new owner it might be useful to think about how distant you hope to be from the tenants - are you going to manage the property yourselves or have a management company deal with tenant relationships -if you aim to deal directly as it sounds like you are - establishing a positive relationship at the outset is worth it's weight in gold in my experience.

Some put more weight on debt service ratio, some on income, some on appraised value. 

I may be wrong, but I'm fairly certain if they are a service animal, it does not matter what the breed/weight restrictions is. 

Following a dream of owning a beach house on the Gulf coast in FL.

I can literally feel the adrenalin of turning my dreams into a reality. 

You have your dreams.