Additionally, check with your CPA for any tax implications, even if you don't expect capital gains.

I know several who invested in my fund with a LLC and regret it because they close the LLC because I just costs them more money every year and to transfer it back into their personal name is additional paperwork and costs to transfer.

They've mandated its demolition but have allowed me to build an even larger addition (500 sq ft).The city is requesting building plans for this new addition.

It is like joining a vegan club and crap on vegans because people are meant to eat meat.

Asking for additional suggestions because I cannot see any other way to do this right now -- so why not use what is right in front of me?  

California has a couple of additional hoops post foreclosure sale, if its a real foreclosure sale but its still pretty standard.

One portfolio gives me cash flow and debt pay down, while the other produces appreciation in addition to the other benefits.  

These are professionals with additional training and a stricter code of ethics.

In your experience, how many properties did you manage locally before you felt it was too much and needed additional help?

It provides additional liability protection beyond standard property insurance, which can protect your personal assets if the LLC's assets aren't sufficient.This post does not create a CPA-Client relationship.