Quote from @Stuart Udis: The Philadelphia Housing Authority (PHA) recently acquired a 360 unit 12 story multi-family building for $24M and  a local news outlet  reported on the building.  

Here's an example of a home with balanced light, good angles, and a wide-angle lens that shows more of each room: https://www.zillow.com/homedetails/3057-N-Azure-Ave-Fayettev...It would help to take some free lessons on how to shoot real estate.

Bc entropy sets in and as humans we all have a tendency to become lax with time.  

And a PM friend of mine pointed me towards NARPM.

For partnerships, make sure to have clear roles and a written agreement to avoid issues.With student housing, focus on durable renovations and solid lease agreements to handle turnover.

Proper bookkeeping now will save you so many headaches during tax season and as you expand your portfolio.Best of luck as you grow your real estate business!

The roofer gave me a invoice with high level bill of material, and a statement that it has 2 years of warranty and brand name of the shingles.It does not say brand name warranty or model or batch number etc. 

But I also sometimes think owning only 1 property in LA would be less stressful and a more reasonable mortgage payment would improve my quality of life.

Not giving tax advise, so check with your CPA, but I sold a rental after it was my primary for over 2 years and as long as it was considered my primary residence "2 of the last 5 years", I did not have to pay capital gains on my property sale up to the IRS limit. 

Also, the state of formation is likely where internal disputes would be brought among LLC members, so if you and a partner and/or spouse live in CA, you probably want to arbitrate in CA if the two of you had a disagreement.