Quote from @Nathan Gesner: If I've said it once, I've said it a thousand times.Nathan, while what you state works 90%, when you reach a certain level you become a TARGET for predatory attorneys and professional plaintiffs.

I'm building three ADUs currently in CA and looking at investing out of state, possibly in Macon, when I'm done with this project.

I have owned a number of residential and commercial rental properties out of state and they have generally been good investments. 

In a community property state like California, if your SMLLC is considered jointly owned due to community property laws, transferring a jointly owned property into it might not trigger the due-on-sale clause.

I find state by state information here on https://www.hud.gov/states to be a great place to keep up on all that. 

In some states the annual fee is close to $800.

I am out Out of state investor so don't want to give you wrong information, my best advise is to find a local agent who knows the area and can help you better than me.

The latest ordinance I find still states rent control only applies to 4 units and above. 

In my state, Minnesota, changing the locks on a tenant before the tenancy is ended is a huge problem. 

As a multifamily specialist there, I do mainly two types of housing: affordable (DSS, Section 8, CC), and students.Binghamton University is a massive state school that's outpacing the higher-ups' expectations for growth, and has been for a few years now.