Regardless of whether title to the building is held by an LLC or by you, as an individual, both depreciation and mortgage interest are fully deductible and flow through with the same characteristics to your tax return.  

In terms of mitigating costs, a well-strategized insurance policy and aggregation of several properties per LLC that have similar risk characteristics and equity is likely the best way strategy in California.   

To me, that's still worth the other wealth-building characteristics of rental properties (appreciation, tax deductions through depreciation, mortgage pay-down, and future cash-flow).

I’m not against this characteristic of them because they are hands off but there is a cost associated with letting others be 100% in control.

I really like it because it has some of the cash flow characteristics of a mid west market, but does not have a declining population like many areas in Indiana, Ohio, and Michigan.

If you are looking to buy an investment property I would suggest focus on the individual property characteristics such as in demand location, good floor plan, condition of the property...etc. 

On this I think we can both agree: that no one should ever be called a name based on the color of their skin or other characteristic.

I would look at keeping the heater you have there also, unless it is so unsightly you feel it negates the security of having a back up heat source.

The appraiser provides information on comparable homes that have recently sold in or around the neighborhood, providing insight on the home’s worth based on similar features, size, and characteristics.

With that in mind, my questions are as followed:-What are the characteristic of a reputable property management company?