Any advice on where to look or referrals would be greatly appreciated. 

Same goes for number of LLCs and what to fund them with, since bear in mind that CA tends to be more cumbersome and expensive to have LLCs than other states.California is generally more cumbersome than other states when it comes to taxes and filings.

You need to talk to someone local and defintely get some referrals.

These tend to drive property appreciation.

These groups tend to come and go, but we have survived many downturns.

Also, because the boxes are cheap, the door hinge screws tend to continually loosen up - the wood must be real loose grain. 

During downturns, those units tend to remain more stable. 

People who aren't tire kicking tend to ask specific actionable advice which is unlikely to be answered in a google search or by chatGPT. 

Larger deals tend to trade in retail at higher cap rates.What you need to decide is how long you want your money tied up into a deal (their exit strategy), and how much you want to place, and if you get cash flow right away, partial, or none until certain metrics are hit.As an example you might get 8% preferred return but upside might be more marginal than a small retail turn around deal where exit is in 2 to 3 years and equity multiple is likely much higher for overall return.

@Dean Ng- Referrals are usually a good way.