Until you can answer these questions, don't even consider an LLC no matter what state you choose to file under.

Consider an equity line on your primary residence.

Ruins the finish and stains hardwood, and will often go into the cement slab and stay there so the smell won't come out so has to be covered with some kind of sealant.For a unit with all hard surface flooring I might consider an already trained cat.

You consider an opinion to protect yourself negativity?

And they will then consider an offer with a pre-approval stronger, all other things being equal, than one without.    

We ideally want to live in the greater San Diego area (Point Loma, North Park, South Park, Normal Heights, Balboa, Golden Hill) in a SFR but would definitely consider an apartment complex if it it meets our needs (parking, yard/patio for the pets, security).TIA.

What you consider an annual loss is actually increasing equity at a faster rate than it is incurring a loss. 

A seller is more likely to consider an offer if it's coming from someone with a lot of experience.

If they are not you might consider an additional pass thru to the tenant.

I would not consider an investment property without a decomissioned oil tank IN PLACE prior to contract being written.