So shift your expectations to most of the cash out and you'll be good and you'll actually start buying deals, versus people who wait for the perfect deal, spin their wheels for 6 months terminating contracts/analyzing hundreds of places, and then eventually burn out and give up. 

@Rafael Ramos All your goals contradict each other:(1) Cashflow: buy Class C & D properties2) Appreciation: buy Class A & B properties3) Low Crime: buy Class A & B properties4) Why would you want your investments to lose money to lower your taxes?

If you don't trust your agent enough to tell you not to buy a house, then get a new agent!

The agent will get paid if you buy the house, but your question to the seller is:"How can I help you?

When buying sub2 you get the deed in the trust name with you as trustee.

There are places that are tenant friendly and then there is California which is at another level completely.Have you thought about buying elsewhere? 

The only reason I got an LLC was to buy a commercial property because it was a requirement of the lender.

Our team buys the properties and converts them and manages them so it has been a great learning experience seeing all three phases from taking down a project, renovating the building then managing the lease up.

I work with agents who know my buying criteria, and they bring deals to me before they hit the public market.

I am starting real estate school soon to get my license but here in Florida I was told I can buy as an investor without.