But I fear the consequences of my learning curve. 

Finally, you need a consequence if the fail.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.There are over 20 real estate accountants on this site.

If real estate with proper fundamentals is purchased well and appreciates, there are a few avenues to pursue:  LTCG tax treatment on an eventual sale;  deferring taxes through a 1031; or a refinance where there are no tax consequences.

Houses that sustained fire events have long term consequences including structural damage and mold that results from water intrusion required to extinguish the fire.

This could encourage unpermitted units which is not the intent of sb13, but an unintended consequence.

The lender I'm talking with is planning on 75%, I just want to make sure their isn't anything with the FHA loan that says I cannot refinance and move to a LLC without consequences.

They would have to foot the bill and also pay for the removal (up front) - because maybe they will work the disposal correctly, but there will be a next tenant - so that decision could have expensive consequences for them.When you present them with the true cost of install and removal, it may not be that important anymore..

Consequently many inexperienced investors make investment decisions based on where they can afford to buy, not necessarily where a good investment thesis may exist. 

A 1031 Exchange is a real estate transaction that takes advantage of a Federal tax law, so the state you do it in is of no consequence.