It really is a minefield out there.I know everyone likes the convenience of the web, and they are tired of hearing it, but this really is a business based on relationships, not online anonymity.

I think hard money lender to take this risk cannot legally charge appropriately which means the law is working against you (the law meant to protect owner occupied owners from unfair loans).I agree with @Jay Hinrichs that your best option likely is to sell on the mls.  

The nuances in state regulations require an expert who understands how to expedite the process within the legal framework.

You can also check their reviews online at Google, Facebook, or Yelp.

Having a great self-storage facility software for online management is key!!

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.

Registration fees $800+ SOI $50 fees California and legal stuff-keeping it simple-easier to refinance a SFR if decide to just BRR and cash out refi in my personal name versus trying to get loan in LLC name. 

In CA, you are legally required to have a CA LLC if you are "conducting business in CA".

Now this is with an uncontested legal action..

Quote from @Anne Christensen: Unless you have a ton of equity, I wouldn't bother with a legal structure that adds complexity and cost.The odds of you being sued are about the same as being struck by lightning twice.