They are making a conscious decision to not work with an agent.

Or if you've done a lot of painting and see that someone's got paint on their shoes, you could use that as an opening, etc.It also helps to have a few "canned" conversation items like "how long have you been coming here", "do you own any properties (and of so, tell me about them)", "what did you think of the main speaker" etc.Yeah, they're all gimmicks in a sense, but I think most people do it, consciously or unconsciously, because I think it makes most people feel more comfortable psychologically when they find some common ground to start talking with.Those are just some thoughts.

My mentor once told me, "the knowledge is not the barrier, consciously applying what you learn is."

That being said I’m making a conscious decision of being more involved in this group.

@Gary TheisenI second what @Eamonn McElroy said that you will be required to file in CA and pay the $800 minimum tax to California no matter what state you originally file in (since you are doing business in CA), so it may make the most sense to just create a CA LLC, especially since you seem to be fee-conscious. 

I understand you get what you pay for, and I plan to retire with these apartments, but just going back on my own with my property management company, I need to be very cost conscious. 

Also, I bought mine furnished and depending on where yours is located and what sort of demographic you want booking it (budget conscious, luxury, local emphasis, etc.) will have a huge impact on how you much you should plan to spend on furnishings and decor. 

Also, we generate new investors via our on line platform, and these are sophisticated people who are conscious of the market out there.  

You are looking for a normal fungal ecology. 

This helps to assure vendors are being conscious of unusual issues at property, the PM company who I'm sure doesn't see the property in person as much as you think has visuals to see if say a bike is laying in yard and landscaper just mowed around it or trashy, and if you see those issues in report without comments it was taken care of express your displeasure the PM company isn't doing job to your standards.