are you aware of any piece of real estate that has outperformed bitcoin over the last 12 years?   

They leave, you raise rents and on it goes.

I own a SFH in Santa Barbara County (it's in an unincorporated area between SB and Goleta.)Ive had wonderful tenants since buying the property in late 2017 and have raised the rent just twice (still WELL under market value rent).

We were both born/raised in the area and my family still lives there so long term we will eventually move back ourselves. 2.

I am aware of California's Prop 13+58+19 prop tax inheritance evolution and its complexities with LLCs but we are not considering inheritance or parent->child gifting etc.

There are banks that do non-recourse loans to IRA's, a simple google search should render you some results. 2) If you are still working for the government, you likely can't rollover the TSP to an IRA. 3) When borrowing money with the IRA, you do have a special tax, called UBIT, not a deal breaker, but something to be aware of. 

Definitely wouldn't trigger the clawback penalty but it's still good to be aware of it.  

We secured a 200k USD senior debt position which allows us to avoid raising so much equity.

Are you aware whether or not your PM charges for the service or is this the amount invoiced directly from the contractor/vendor?

Two reputable termite treatment companies have recommended that my townhouse and all the others in our row of 6 townhouses need to be fumigated together.The management company and the HOA board of directors have been aware of the termite infestation in numerous townhouses in the community for some months.