If I dumped all my cash into this (I also have stocks and crypto etc, so I am diversified) I could in theory generate enough income to reach my goal, however I am nervous that buying in a different metro may have been a much better option, or buying C grade SFRs and duplexes in a peaky market will comeback to ruin me, or buying apartment buildings / complexes would have been a much better option.Also if I want to buy apartments, how do I accomplish that?

I have done lots of owner finance deals in the past just paying a preferred interest rate, but have been hesitant to take on partners that share in the profits.  

State taxes should have a minimal effect on evaluation if you live in CA (excluding property tax) because my understanding of how the income would be taxed is (state income was generated in taxes first if it is a higher rate than CA no further tax, if it is lower rate CA takes what you paid the other state into account and taxes the rest of the way up to their normal rate)  Hopefully that made a bit of sense it is difficult to explain in text format.

Is there a program that I can put the apn into that will quickly generate addresses?

Even if the heavens align and you pull it off where everyone is paid and you make a tiny profit they will expect it again the next time over and over.

It only matters that you buy it at a price that allows you to fix the foundation, take the stigma hit on the ARV, and still make a profit. 

He has no idea what he is doing, he has no experience and no capital - but he expects to make a fat profit on his first deal.

The sales price would depend on the amount of fairly recent sales comparables and adjusted them to reflect what her potential loss or profit might be. 

Your Profit and Loss Report is your Resume!

I don't see nearly enough value in this business plan for it to be a sustainable & profitable business.