I'm not opposed to subject to, but my fear is whoever I am taking over the existing mortgage from will not continue making the payments.You make the payments.

There is statutory, and Fannie/Freddie guidelines, that explicitly exempt these transfers from being subject to the Due On Sale Clause...asset protection/estate planning purposes are covered.There's always the question of "Do I Need an LLC to Invest in Real Estate?  

I don't think you are going to be able to get insurance for two separate living units in a single-family when they are both illegal and likely do not have the correct egress windows (basement) for fire safety which could subject you to huge liability if something happens to either party.

Surprised about the construction especially since the earthquakes are frequent and can be bad.  

Don't worry about minor complaints, you are doing a fine job.Just one question, ALL sites have a delay in data from MLS updates, and from court reported information, and so on, is that a function of a monthly update routine or can the information be updated a little more frequently? 

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.

Best" is very subjective and the quantity of off market leads isn't necessarily the metric you should be focused on.

This now places their use back subject to your approval, so their own claim via AP/EP statute is reduced. 

Here is what one of the new people I coach from Socal did with a property in Phoenix
I helped him find. He has taken his training seriously. It’s a Subto (Subject To) that I helped him buy “off market” and he chose t...

Regardless you are supposed to always register your rental unit with the town annually, and be subject to their rent control inflation numbers.