Had a sidebar with the OP and feel more comfortable with posting on the thread after gathering some pertinent information.It is my opinion that you should keep these houses and not sell them to purchase a CA MF.Reasoning:- CA Multi is very expensive at the moment (arguably overvalued - a common notion here on BP as well).  

Until politicians get control of costs, corruption, cronyism, and abandon the notion that they can tax their way out of a hole, the city will not be a good place to invest. 

I have helped other out of state investors get set up with Brun Property Management before.

Further, if you are not reckless the whole notion of getting sued goes out the window.

I respectfully disagree with the notion that you should never negotiate with a tenant. 

I also had the notion that good cashflow back into the property is great, but not on an SDIRA because of the UBIT problem.

I love the notion of making money off the interest rate spread using lender $.

Or the notion that in a normal market buyers will choose move in ready properties over project houses? 

I truly believe in the notion of. .."

Interesting that there is the notion that getting licensed will somehow help becoming a better investor.