Or buying opportunities if the bottom is reached soon.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

I have better luck with posting in the zillow rental section;   rent before you buy, live in a great property while you get yourself ready to finance a great home....Our business model;   protect the buyer or tenant at even our own expense. 

What type of properties are you looking to buy, SF, 2-4 MF, or 5+ MF?

Please feel free to reach out to me and my team if you would like to come up with a game plan and build your buy box. 

Buy that if want, it's probably closer to the 3-5s.  

Say they sold the properties over 3 year period and could not sell the rentals together as a portfolio.Could they put the money from each sale into a DST then use the total to buy a expensive rental property?

I guarantee your life would be so much better if you removed her and replaced her with a good renter.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.

This means that you will probably need to pay registration and filing fees in at least 2 states if you don’t buy CA property as a CA resident.Any lawsuits should be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced, some debate as to SMLLC).

Get a 50% LTV loan and buy another property just like the one you own.