As to whether you want or need an LLC, it can be costly to do so in California, though warranted in several scenarios. 

 $450K should warrant a 75% LTV which means you could buy a commercial investment around $1.8MM minus the transaction costs.  

A deed in substance following the form set forth in this section, when duly executed in accordance with Chapter 5301. of the Revised Code, has the force and effect of a deed in fee simple to the grantee, the grantee's heirs, assigns, and successors, to the grantee's and the grantee's heirs', assigns', and successors' own use, with covenants on the part of the grantor with the grantee, the grantee's heirs, assigns, and successors, that, at the time of the delivery of that deed the grantor was lawfully seized in fee simple of the granted premises, that the granted premises were free from all encumbrances, that the grantor had good right to sell and convey the same to the grantee and the grantee's heirs, assigns, and successors, and that the grantor does warrant and will defend the same to the grantee and the grantee's heirs, assigns, and successors, forever, against the lawful claims and demands of all persons.The buyer here can also go after seller or seller's title insurance policy.

Turn off the water, Board of Health will give her a 24 hour mandatory vacate notice.turn off the other utilities, the owner is paying for them and its their free agency to do that.Does the so called squatter have any warrants!

When it comes to the City of Miami there is thousands of airbnb listings it is quite ambiguous since there is no formal application and it is allowed by warrant or right with certain zoning.

But I adjust to market and economic conditions as warranted. 

A commercial property may warrant it, eg you own a gas station...

I have dealt with investors who contact me directly and choose not to use an agent to represent them (sign the unrepresented agreement before I show it), and my broker will on occasion allow a reduction of commission if it warrants it on a case-by-case basis, especially all cash, quick close, and buyer knows what they're doing so I don't have to work for them. 

Condos in this market will typically be non-warrantable which will require commercial financing so keep that in mind!

Never had an issue with returning deposits when warranted.