Owners with strong operating histories encountered buyers looking for distress, and neither side was willing to give.

But I’m SoCal based and have thought about investing in Temecula.

If you are looking for financing, I would make sure you can qualify based on long-term rent (one lease), and the property is not currently operated as a rent-by-the-room rental. 

As a college athlete at a smaller D2 School in Georgia, there is a strong market for student housing that has yet to be met in my area.

It looks to be a true 50/50 split based on square footage, so eventually when you go to sell you will be taking 1/2 of the property and applying the federal tax exclusion under Section 121 and the other half will be treated as a capital asset subject to capital gains.

If you're interested, I'm more than willing to share more about how to navigate this path based on the successful experiences of other investors.

Based on the cursory reading of your post seems like we might be able to help your client.

If you are looking to buy based on NOI (the income stream) then you should educate yourself about cap rates.  

With that loan product, they will not be looking at your DTI or work experience and will qualify the property based on the DSCR (Debt Service Coverage Ratio), which is a measure of the property's cash flow.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.