So, my educated guess, is the current HVAC was installed in 2009 or 2010.As an aside, what a small world! 

If their is any additional Education I should look into that you suggest please do so.Thanks BP

I would say I am somewhat educated on some of the differences/ requirements when going 5+ units and also can strongly agree on the significant CA property appreciation.I'm curious as to what lead you to really focusing on the Poway, Escondido, & Rancho Bernardo markets?

Commercial purchase agreements typically have a lot of terms to be negotiated and it's often a good idea to start out with coming to an agreement on price and basic terms such as earnest money deposit, due diligence period, cash deal, seller financing, or if there will need to be a financing contingency.

They are less so for buy and holds because you will quickly become tapped out again, potentially over leverage your properties, have a portion of your leverage in an adjustable rate loan that will reset when the draw period ends, etc. etc. 

FHA guidelines might allow for your situation, if your a non commissioned W2 employee, self employment or commission in income requires an earnings period to average over.

If you want to get more cash out than you originally paid you will need to hold the property for a seasoning period and have It reappraised.

I don’t want to be the guy to take the wind out of your sails but I doubt it’d be terrible if you took your foot off the gas and spent this saving period working on your processes and getting your business built on a solid foundation.

Please note that there are numerous "tracks" of additional education for you to peruse on a variety of topics. 

In Savannah due diligence periods are typically anywhere from 7-14 days (you can also offset some of that by requesting "banking days" or "business days," this throws off some sellers but gives you more time if they agree).