@Sean Pedeflous we mostly agree with @Greg Scott, the reasons properties don't rent:1) Lack of proper marketing exposure--- How many places can you advertise the property?

Do you have any marketing material that you use with your outbound or is it mostly networking and direct to specific agents advertising?

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

@Renee JonesSounds like you need hard moneyA hard money lender could fund this but recognize they won’t pay a contractor upfront they will only pay when portions of the work are completed.

While we would like to cashflow at some point, we recognize that is likely downstream.

You just have to know how to recognize it.

It takes about $5,000 in advertising costs and 90 days of making phone calls 20 hours a week to get the first deal.

Obviously the husband recognizes that the other two are not financially dependable .Fortunately they never put together four complete applications.

I am talking about both, cash and hard money. currently I am spending around 2-3k per month on marketing, advertising & software subscriptions.

California does not recognize series LLCs.You also want to look at whether a pass-through entity helps your bottom line and your taxes.