Purchase price: $205,000 Cash invested: $165,000 Sale price: $455,000 Gut of existing single family shell.

I have heard that in some states a single-member LLC is now being disregarded and CA may be one of those. 

Looking to partner with Experience team/developer for either single-family/townhome or high density multifamily.

@Gregory R Ley I would draft a letter to all 4 sets of tenants (so you are not singling anyone out) that clearly states what your noise policy will be going forward.

However, this structure is usually recommended for clients who employ a professional property manager (PM), as the trust arrangement can create additional administrative complexities.Regarding whether to use one LLC per property or place multiple properties under a single LLC, the answer largely depends on your risk tolerance and investment strategy.

If you sell it, you get $250k single / $500k married exemptions from capital gains.Speak with a tax professional about how much you'll save in taxes by doing this. 

the real money is in talking to groups to see if it can be taken out of the flood plain and if there is other homes that have. we purchased a piece of land for 8k and got it out of the flood plain and it was worth close to 40k. land entitlement is one of the highest money making activities. check with the local zoning office or national firms a lot will take a look for no cost and if you can get sewer and water and developable by raising it out of the flood plain you are good for some $$ we did this in newark ohio with a single family home plot that we ended up building on and had to raise the land up 6'. it's a suburb of columbus ohio

The insight about ARV being influenced by nearby single-family properties is gold—makes total sense now.Right now, I’m just exploring Sacramento and trying to learn as much as I can.

For this reason, I typically recommend using series LLCs for single-family homes, where the structure can be more practical, and keeping commercial properties in their own separate LLCs for simplicity and to avoid unnecessary complications.In terms of management, I always advise structuring the series LLC with a separate management entity to address the concerns you raised.

This is the reason I only invest in long term single family homes with at least 10% cash on cash return & stable cash flow.