Hello @Shunnel Williams,Sorry to hear of the challenges on your first deal.

Other times my clients and I discuss a lower fee based on my involvement. 

CA's definition of "doing business" for foreign entities includes maintaining a physical office, employing staff, or meeting the economic nexus, also, broadly asserted that any LLC with members, managers or agents conducting activities in CA on behalf of the LLC, would trigger registration requirements.

I told them that I work with real estate investors that would be able to help them and put some money in their pocket to help them with their crushing debt and bills so they wont go into foreclosure on both houses How did you finance this deal?

Focus on connecting with investor-friendly professionals like agents who understand investment metrics, lenders experienced with DSCR and creative financing, reliable contractors, and a solid property manager if you’re not self-managing.

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ? 

Don't get too focused on letting the MLS be your deciding factor on a good investment.That would be where I would start and then from there move to connect with a team on the ground.

i also would not recommend partnering - returns on a single property do not justify it.can you house hack instead?

opens up a lot more markets and opportunities. you can build a 400 square foot unit or 4 of them or 3 of them or any size unit you want on any lot. 

I'm interested in hearing experiences on what companies or custodians work best, what pitfalls to watch out for, and any red flags during the process.