Would be happy to chat if you're ever interested in learning about the Sacramento market. 

It seems the city has looked the other way on many of these for years.My questions are:- Has anyone ever had to deal with the city on this issue during annual inspections, POS inspections, etc?

---I'm at the point of not dealing with this tenant ever again and just handing it off to the attorney.

With these RE coaches, there's no type of certification and buying a property is one of the largest financial decisions people make.

.- Chevron- Tesla- Oracle- CBRE- HPHmmm, Jerry Brown and Gavin Newsom assured us that no company would ever leave California because of taxes, must be all of the other things. ;-)

It is the only one I have ever used. 

If you ever plan on doing this later in your days, you could always do a management company and just expand on that, but I can tell you from my own perspective  that LLC – S and being W2 employee under that may limit some of your lending aspects, but it protects you around the world anywhere you go further if it comes to it, you can bankrupt your company, sell the assets and open another company the same way and you’re still protected through and through. as my wife is a high earner, it really protects her from civil suits and other things like that or anybody that ever comes to maliciously take what is yours.

Have owned many years and always wanted to add a second line but the cost.Would you EVER consider spending $17,800 to save $2493 per year in water cost? 

Basically, does anyone know if this has ever been done?

It also is helpful to have a California LLC in case you ever sell that property and move into another state so that you do not need to form a new LLC altogether with new operating agreement, just re-register in the new state as a new foreign LLC.