The states that have fall into two broad categories 1.

I'm doing a cash out DSCR refi so I still get some of my capital back and can take advantage of cash flow/depreciation and all the other benefits of holding. 

Most fall under category 1, followed by category 4, then 2 and finally category 3.

Some of the simpler asset protection solutions would include the following:  having max funds allowed in qualified retirement plan or IRA rather than personal as retirement plans are exempt assets in Federal and most state bankruptcies; investing through an annuity if your state (Florida and Texas for example) exempts insurance policies and defines annuities as an insurance policy; taking advantage of maximum homestead exemption in your state; use of corporations or more popular LLC or Series LLC to limit liability to the entity holding the asset; reasonable liability insurance if available; separating asset ownership from asset management; etc.I can design a simple, cost effective asset protection strategy of up to about $5million with little cost IF the individual resides in Texas or Florida.  

Along with the tax advantages it has worked out well so far.We may be moving to San Diego next so I am excited to see what opportunities are ahead.

That is true, I disregarded the advantages of the quad having lower operational costs.

You are buying a primary residence so should be able to take advantage of an FHA backed loan.

Be sure to let them know the advantages of working with you.Personal Property SignsGenerally considered one of the most straightforward strategies exercised by those trying to find cash buyers, personal property signs are exactly what they sound like: signs placed on a subject property with the intent to market it.

My gf and I both have some creative arts & craft minds so we thought it would be a good idea to take advantage of an opportunity after learning.

If this Cap is allowed to expire, I would think that there will be a rush to take advantage of it.That should increase demand for higher priced Homes because the Standard Deduction gets reduced significantly AND you can go way above the Standard Deduction by Itemizing the SALT Deductions.If your comps are Single Family Homes and/or small Multi-Family that can convert to an Owner Occupied (think BRRRR here), it is well should rise in value as the Federal Tax deduction lowers the monthly payments for every homeowner with a large Mortgage that also pays State and Local Taxes. too funny I had not thought of the Salt deductions in years and today it popped into my mind then you post this.. very true for high priced markets this will be a huge bene