Socal is tough to find investment properties that work.I have a great realtor in Sacramento that can find properties that cash flow.

In many cases, it weakens the lender's position as they did not underwrite the buyer and an owner-occupant tends to pay better than non-owner-occupants.

It sounds like you are trying to buy a second property with less of a downpayment than 20 percent.

@Shannon Vistisen I would say this, unless you know everything that is tied to that entity, buy the property alone.

I've been managing for 15 years and have helped a couple owners change/expand their portfolio. 

Quote from @Avani Patel: Hello, it is really time consuming for me to analyze each property by manually entering its data to calculate the return. 

I would also purchase the property and not the LLC unless you are a seasoned investor with a good attorney.

@Tammy Elias The lease is tied to the property, not the management company.

I'm considering tapping into the equity from either my primary residence or rental property to purchase another rental home that generates solid monthly cash flow.I'm open to investing out of state and have heard that areas like Ohio, Tennessee, Georgia, and North Carolina offer potential opportunities.

@Dwight HenningRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.