Tenants are not friends, they are not family.

California requires an $800 for LLC's that are doing business in California.California law suggests that managing members of an LLC that are a resident of California are considered to be doing business in California.Normally people will suggest opening up the LLC in the state where you are doing business(Normally the state where the property is located at).Others will suggest opening the LLC in a different state such as Wyoming, Nevada or Delaware for charging order protection, business friendly case law, anonymity, etc

I consider her a friend but I was thinking about retaining another agent.

I work with dozens of investors who have done 1031's into the souther/middle part of the country where the price points are much easier and the laws are more friendly.

The way you are breaking it down is very spreadsheet-friendly in terms of what would work in a best-case scenario, but landlording for five room hackers is not easy and the rent is not easy to collect in all cases.

I'm particularly passionate about Fix and flips and Airbnb.Outside of real estate, I enjoy spending the valuable moments with family, friends and building fresh water fish tank aquariums as a hobby.Excited to learn and connect with you all!

One land lord friendly ( jackson MS) one Not landlord friendly Portland OR metro with its rent control and other very tough rules.

There are other avenues to review but I agree past rental history is important (disclosure I have 15+ doors right now)If you feel bad for them then rent to them.My point is its corporate america and you are blaming the wrong person - you are blaming the corporation but you should be blaming the politicians who create an environment that is tenant friendly and sue happy. 

Software is very user friendly, reports are easy to understand, owner and tenant portals are also user-friendly.  

If you have any tips on reaching more people and building a pipeline while staying budget-friendly, I’m all ears.Looking forward to learning from this community, sharing what I know, and getting back into the real estate game full force.