Also try to find mechanism on how you can monthly visit your properties (role now done by my wife) - to make this happen all my estates are situated in a close neighborhood  (not more than 10 km ).

Here’s California's https://www.car.org/-/media/CAR/Documents/Transaction-Center...page 2 item 9.  

On many of our web sites there will also be calculators to help you determine what your tax liability would be.There are a number of folks like us right here on BP who are qualified intermediaries. 

If you are saving a percentage of rent, your savings will increase along with costs.Check out File Place: https://www.biggerpockets.com/...The link is in the footer of every page on the left.

And, as Nathan noted, you are likely giving up huge appreciation potential, which will likely never be replaced by cash flow.But at the end of the day, if you are in a declining market in LA and are able to find great deals in higher cash flow areas, taking into account the likelihood of needing to outsource everything and additional travel costs to visit the properties a couple times per year, and you don't really care about appreciation, then it could work for you.  

Hello Sharad, I would suggest that you consider what you get for the price range which you are purchasing and visit a few neighborhoods to determine your preferences.

I don’t  walk, park, visit, meet someone, or do anything without thinking about hurting someone.  

Then it was radio silence even from CCIA.Until a video of him circulated on the web (it is now removed).

If you visit, you'll notice tons of new commercial developments and single-family homes popping up in the suburbs.

My initial open house gets 8 to 10 visits but my 2nd has a noticeable drop off to maybe 5 to 8.