however... even in a "C" neighborhood in california, are you expecting appreciation?  

If you had an S or C corp, it would be totally different.

There are C areas where good tenant placement is key that will cash flow $400/month and B to A areas that will cash flow $100-200.

A building in a "C-" area may require more than 10% for Vacancy reserve.As far as the LLC, I have no personal experience with properties.

c) Is this for a purchase or refinance?

Purchase price: 35,200Repairs: 3,250Duplexb-/c+ neighborhood Yearly PITI: $2,952Water: $1,200Electric: $720.00Property management: $1,320Maintenance: $1,200Vacancy: $1,200CAPEX: $1,020Total expenses: $9,612Gross income: $12,000NOI: $2,388

Double - digit yielding, performing in 90 days units in B-C neighborhoods we know and trust.

(c) If the tenant remains in possession without the landlord's consent after expiration of the term of the rental agreement or its termination, the landlord may bring an action for possession.

In my neighborhoods landlords buy in C and D neighborhoods and flippers flip in A and B neighborhoods.

I think author John C Maxwell has a quote like "You can't add value to others until you add value to yourself."