California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

I warn them that a cancellation - for any reason - will result in charges.

So that means even many years down the line, after I've dropped them completely, and I decide to sell my property - they're going to come after me and charge me a months rent because they didn't sell my property.WHAT SCUMBAGS!!! 

You just have to make sure you're using someone that actually knows what they are doing and not someone that throws it to a lender that specializes in Conventional Loans.

So i put in an offer for 10% down conventional loan, $530,000 with 10k back to me for closing costs and it was accepted right away.

If you aren't paying cash and are doing owner occupancy you may be able to use FHA instead of Conventional with a higher down payment. 

Most PM's here charge 15-20%, most are 20, but will depend on what services they offer.

A good tax professional can save you more than they charge you. 

You're in charge of this hands-on approach.

In addition to conventional loans and FHA loans, if either you or your wife are veterans, the VA also has a rehab program.I'd be happy to discuss my rehab experience both as an investor and as a mortgage broker, and at least help you think through your options.