If you have commercial loans you can have an attorney write up and file a quitclaim deed (probably cost you $1k) to move it over to an LLC.

And then also do you typically repay each partner their upfront costs from the profits before then distributing profits?

The only approach I’ve found effective is offering a deposit alternative, which lowers upfront costs for tenants without devaluing your property.

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

Selling means giving up an incredibly cheap cost of capital, especially in an appreciating area like 28277.I direct my investors to 28277 all the time for appreciation-focused plays.

i would love to buy a 3-4 unit that could both reduce my cost of living and cash flow. move out and redo the process a few times every year. 

That will cost you lots of donuts and coffee.   

If you live in a high cost of living area, investing in more affordable out-of-state markets can be a great strategy.

I paid about $1500 in closing costs between title, appraisal, etc, but the original loan was wiped out in favor of a new lower rate.