​Living in CA, own rentals in OR with sister. Where to form LLC?

[Jon Lee]

I live in California. My sister lives in Oregon. We own rental properties in Oregon. We want to setup a LLC in Oregon for the properties, but do I need to also setup a California LLC and/or pay the $800 LLC tax in California?

My sister manages everything. If we set up a LLC partnership agreement where she has all decision making authority, can we get by with just the Oregon LLC?