I live in CA (SF Bay area), looking to move out of state possibly Nevada in two years once my son graduates High School.We sold our manufactured home a couple years ago and now are renting and saving for future home.T...

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

The engineering included public roads, public water, public sewer, and a site lift station.

This is because losses in a Partnership LLC are generally considered passive or non-passive depending on your involvement, and the structure of the LLC can provide more flexibility in how losses are handled."

This is all public data, except for the rentometer estimated rents (which you should expect to mark up for being fully-furnished). 

To reduce your tax bill, consider qualifying for Real Estate Professional Status (REPS) by spending 750+ hours on real estate activities, which reclassifies losses as non-passive.

@Alec Raven this is our "bible" for PMing.https://www.legislature.mi.gov/publications/tenantlandlord.p...Does your state have something similar?

The tenant actually just moved in and per the lease they're responsible for washer and dryer, but their installer couldn't install the washer due to the non-functioning drain pan. 

For non-primary residences, they have to follow all of the following rules to receive a permit: - the property must be a minimum of one (1) acre in size (designed as a precaution to disturbances)- The building standards of the underlying zone district must be met - Adequate parking is provided - Defensible Space requirements are met - Valid water and sanitation must be demonstrated - No more than five (5) bedrooms are in the dwelling As time goes on, they continue to become more strict on the rules listed above here, and are actively regulating it.

The 3 non-paying months would have paid for 3 years of management.