Most renters cannot (or will not) take proper care of a pool.So...if you decide to go for a pool property, make sure you have it maintained...and charge it to the tenant.

If an LLC is the best way to go, should I create the LLC in Idaho using an address I plan to maintain in Idaho?

So, you can do a land contract for 12 months, which should allow lender to credit you full value of the land vs the purchase price, but the loan will pay off the land contract, so the lender maintains first lien position.Can't help you with the rest of your question, but you should be able to search for "CPA" here on BP to find experts to reach out to.

Over the next 6-12 months, keep building your savings, maintain that strong credit score, and dive into researching your target markets.

Simplified ManagementFor those managing multiple properties, AB 2622 streamlines operations by expanding your hiring pool and removing the red tape often associated with minor repairs.Why It Matters for TenantsTenants also benefit from AB 2622:Faster Maintenance: Minor issues like plumbing or lighting can now be resolved promptly.Fairer Move-Out Costs: Affordable repairs mean tenants aren’t hit with inflated charges for damage beyond normal wear and tear.Things to Keep in MindWhile AB 2622 makes maintenance easier, landlords should still vet unlicensed workers carefully, ensure proper insurance coverage, and remember that jobs requiring permits must involve licensed contractors.AB 2622: A Win-Win for California’s Rental MarketAB 2622 strikes a balance between flexibility and accountability, making it easier for landlords to maintain high-quality rentals while fostering better tenant relationships.

She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

To thrive in real estate investing, you must maintain a firm grip on your finances.

That gives them the ability to maintain control over the entire real estate investing process, from acquisition to renovation and then resale or lease and manage the properties in house.

You must maintain a unit as a primary residence - that keeps a lot of pure investors from completing an SB9.3.

Most of these brokerages charge minimum fees to keep your license active while still maintaining your license.