You have to get specific with these dates, give opportunities to correct, and take action the next day if nothing happens.

In California there is $800 franchise tax per LLC per year, which discourages a lot of RE investors from getting an LLC.

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

All of our PM staff gets a small bonus for every lease that is fully renewed 30 days prior to the deadline.

Tried to get title search but it’s too late it seem and title company does not guaranty anything after charging $500.

Because it doesn't matter how much you get on a PA if it can't appraise. 

And once you get a sizable amount built up in there look at some of the higher interest accounts that they have.

Congrats on taking action to get this first property under your belt. 

We paid off our primary home last year and have been slowly getting the courage to jump into the investing market where we live in the Pacific Northwest.

I would get a couple of other opinions on the quotes that are coming in and what you are being charged.