agreed I have a really good relationship with WFG I know the Chairman personally..

Maintain a relationship with the broker/lender.

Let's break down the pros and cons of each approach:Forming an LLC in the State Where the Property is Located:Pros:Compliance with Local Laws: Establishing an LLC in the state where the property is situated ensures compliance with local regulations and laws specific to that jurisdiction.Legal Clarity: It provides clear legal jurisdiction and may simplify any legal proceedings related to the property in that state.Perception: Operating with a local LLC may give tenants and local authorities confidence in your commitment to the community.Cons:Additional Costs: Setting up and maintaining an LLC in another state means incurring additional registration fees, taxes, and possibly hiring local legal counsel.Administrative Burden: Managing multiple LLCs across different states adds complexity to your administrative workload, including extra paperwork and compliance requirements.Tax Implications: You may face tax obligations in both the state where the property is located and your home state, potentially leading to double taxation or complexities in tax filings.Managing Through Home State LLC:Pros:Simplified Management: Handling all properties under a single LLC streamlines administrative tasks, reducing paperwork and simplifying tax filings.Cost Savings: Avoiding the need to establish multiple LLCs in different states saves on registration fees, legal expenses, and ongoing maintenance costs.Consistency: Uniformity in management practices and legal structures may contribute to efficiency and ease of operation across your real estate portfolio.Cons:Legal Exposure: Operating out-of-state properties under a home state LLC may expose your personal assets to the laws and liabilities of the other state, potentially diminishing the liability protection the LLC offers.Compliance Challenges: You'll need to ensure your home state LLC meets the legal requirements for conducting business in other states, which could involve additional filings and fees.Perception and Credibility: Some tenants or local stakeholders may prefer dealing with a landlord who has a local presence, which could impact your reputation or relationships in the community.Ultimately, the decision depends on your specific circumstances, risk tolerance, and long-term goals.

Simple solution: Inform them that unfortunately you can’t accept ESA letters without being able to verify the validity of the letter by speaking with the local licensed mental health professional who prescribed them their ESA, so that you can verify that they have a legitimate disability requiring an ESA as well as that whoever prescribed it to them is a real licensed mental health professional who has an ongoing relationship with them beyond just receiving a one-time payment to “prescribe” the ESA. 

The majority of my tenants stay multiple years and I generally have a good relationship with my tenants.

That said, if you've been a landlord for years and have niche relationships with contractors / roofers (or do the work yourself), then it would seem you're in the ideal position to make this decision. 

I would like to talk to him about buying his property but at the very least just want to introduce myself and have good relationship with him.

I state ab468 requires medical provider to have long relationship, far longer than 3 days so there is no way for them to get a CA legal ESA authorization.  

-Will activate heloc, seasoned the funds 3 months in external account, then go buy more properties.Overall need clarity on best way to fulfill these Business / Personal status/goals moving forward.While I hopefully build a relationship with some of you and get some answers, I am actively moving forward with the personal side of things and get the ball rolling on the heloc.Just need the categories I can run own accounts and hand over organized expenses, etc. what ever makes it smoother for the CPA.

We value a long term win-win relationship, well- priced, well-maintained homes to ensure solid tenants as well as respect for our finances and investment, so the PM has to be of the same mindset and ability to perform.This has been by no means passive because things come up that have to be addressed, and a lot has to be organized, optimized and tracked.