They are so low that it appears you had no turnover and little to no R&M. 

Nationally most blended commercial and residential PM operations appear to be trading at a 3 to 4 times multiple of EBITDA. 

From my research it appears that I cannot use the Qualified Joint Venture to form a single member LLC for husband+wife, because I live in NC which is not a community property state.1.

I recall a case where a court held that the act of having engineering plans drawn up was the first act of visible construction.A quick review of DC's lien provisions appears to show that a sub's lien rights relate back to the date of first work and the sub has up to 90 days after completion of the project to file so someone who close on a purchase of the improvement 60 days after completion may wake up to find a lien has been recorded the next day so it's not gap matter, it's a post-closing matter.

Third, I gave them a break on rent and they had an extra $1800.00 that magically appeared in their account.Interested for some feedback, advice, or just a hug?!?

Since it doesn't appear I'm going to avoid the franchise tax in CA, would it be preferential to create the LLC in CA and register it as a foreign entity in OH, so that I can meet both of these benefits you reference, or is the reverse preferred (form in OH and register as foreign entity in CA)?

Pulling what appears to be 2% or less of your equity to do the fix seems reasonable. 

Lots of misinformation appears on BP. 

Google search "landlord/tenant attorney (insert your city)" keep in mind to ask the important questions during your consultation because after you've accepted them for the job they charge from anywhere from $250-$400 an hour which includes; phone calls, emails, court appearances etc.. 

@Aaron BardThey want the $ now and it appears have not considered anything else- so I would walk away.