Thanks again for your expert input in the 1-4 unit space (I focus on student rentals that fall into that category), and for the timely response!

If it is in the maintaining category, then don't do it or don't do much of it.

The advantage of the law firm is they will do it every time they come up for appeal and you will not have to pay attention to the deadlines. 

I'll have to do more research on the tax advantages.

Buying in a mostly owner occupied has a few more advantages long term.  

I am not at the point that I can take advantage of economies of scale, so I plan to continue managing my properties.

And built by real estate investors for real estate investors so you get the bookkeeping categories you need with no extra baggage you're paying for but not using.

This puts us in a good position, in terms of making sure we are not taken advantage of by any contractors. 

I took advantage of that for many years, but many people think that with the ongoing exodus of people from Cali, plus the continually increasing taxes and fees courtesy of your Governor, that Cali could very well start to fail.

Most of the SFR, duplex, and quads are in the workforse category.