Depending on your business you also want to keep in mind that some of those funds you take out of that business might need to be used for taxes as self-employment taxes typically don't go away by investing in real estate.

Btw, right now I'm still using a self-built Excel spreadsheet that works just fine for me.

What if I use self-direct traditional IRA, instead? 

I'm not against suggesting that you pay a PM a little extra for an hour of their time to tell you about the local housing authority, even if you don't plan to self manage or don't plan to use them. 

As a technician I am familiar with the "feast or famine" mindset, self managing & organization, and how my personal effort impacts my income.

I recommend going with a boutique local manager or even self-manage (it's not as intimidating as it may seem, and profit levels skyrocket).

Most family trusts, especially in CA, provide little or no liability protection (see self-settled trust rules). 

My onlyl tip is check out self directed IRA discusions here.

It’s been an incredible journey of self-managing the property—living in one of the units for three years and gradually renovating three out of four as tenants turned over.

We are considering developing it into a multi floor climate controlled self storage facility.