I am excited about the potential income but, I don't want to walk into something that is too good to be true!  

The condos 1 mile away might be too far to be a true comparable. 

i would like to make like post cards and have them sent out to everyone in area like we buy houses in cash or something along that line. or is there a way to do so?

This will trigger reassessment and eliminate your Prop 58 low tax basis, even if just one trust bene gets the loan.Your only true option is to either get what we can a fiduciary mortgage as successor trustee based on the equity (borrowing up to 50% LTV max) or live without a loan. 

People believe what they want and if you look at what is going on in the world (as well as what true experts have been saying who correctly predict trends) you will see that you don't want to be in real estate when the bubble bursts.

While my response may have come across as snarky or know-it-all, the message is still very true. 

If you don't have enough savings, you can also look to other options such as family, partners, credit cards, 401k loan, possibly talk to your bank about getting a personal loan.  

I am using the LLC to "operate" (I think).I have set up a credit card and banking account for that LLC and I deposit all the rental income into that account and cover expenses from money in that same account. 

NOI = $21,417     is this the true NOI ?

Like I'll pay them 30% of the profit I make wholesaling a property if they refer clients to me (basically just hand my card to their clients).