@Jay Hinrichs - thank you for your reply. so it's my understanding from your reply "pass through escrows" are another way to say a "double close"?

I read it but don't understand entirely...What's the difference between Delayed-financing and the 1st two Rs in the BRRRR strategy? 

I didn't expect to find what I did (specifically the graph of the HUD data) but understanding the data can sometimes lead to a lucrative investment path. 

Do I understand this right ..why are you allowing tenants to paint rooms ?

This option requires an LLC, which I do have.The second option is a personal account and my understanding is that the tenants security deposits would be commingled. 

I'm just trying to understand what my next move should be and what my answer would be to her rebuddle of not having the funds to afford it.Thank you-Emilio

I can completely understand your strategy.

I don't know a ton about it and anybody feel free to correct me if I'm wrong, but from what I understand it's when you basically buy land or a commercial property and a business entity (or multiple business entities) pays you rent, but that entity is responsible for EVERYTHING and you just get to collect money. 

A CA CPA should be able to do your MO LLC returns for you, and would have a better understanding of the large complex CA personal return than someone in MO will have. 

Every "tenant screening guide" I see mentions running criminal background checks and I don't understand how this would be discriminatory.