Below is some stuff I needed to work out prior to purchase:1. 

I know now I didn't do it the right way but I had no clue this would work out back then.

Do you work out of Mission Viejo?

The other ones that I got recommendations for didn't seem like they'd work out.

Do your numbers for cash on cash return work out?

Our first deals were done in our investors name or their entity, and its a royal pain when you work them out to get them to sign documents and such, and we found by having the retirement account as a member of the Series LLC allows us to do all the workouts, and not delay foreclosures and other actions that require their signature.We also have found to stay away from 1st liens unless the home value is $50,000 or higher, unless you get them for 5-10 cents on the dollar because if you have to foreclose, and rehab, you make little to no money.

Unfortunately this doesn't work out with primary residences***If you want to avoid it in your DTI for future deals and your wife can qualify for the refi on her own it may be worth having her do the refi solely in her name.

I did find a property manager, but if they don't work out I may come back around for recommendations. 

As many have said, there is money to be made in REI all over the country, so if your market is a bit pricey (much like CA, HI, NY) you can definitely find a way to make it work out-of-state. 

Adds up unfortunately.A gift from a family member would probably be the good way for the downpayment if possible (if the state program doesn't work out).