The thought of loosing out on the primary residence tax exemption makes me cringe. 

For me, loosing 10% of the profits is better than spending the time myself.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

I want to make sure all the loose ends are tied up before i dive into this.  

I actually resolved a situation myself (toilet handle was loose) but now am really needing a plumber as a toilet is stuck.

@Gunnar Sevart While it is correct there is a capacity issue when making RE transactions, it's loosely defined...mostly a judgment call here, anyway.

We have raised S8 rents to far in excess of the stated rental limits by timely notification of a 5 or 8% increase annualy.  

Most would be more than happy to take your excess money off of your hands at that interest rate.

Vertically integrated  they have call centers they have closers that run out to the property the second they get a lead they have office staff to handle the transactions..  3. owner is sharp knows the business inside out.. and frankly would do very well at just about any business they wanted to work in.those that do this on their own with zero help.. those come and go with the wind.. failure rate I suspect is far more than 90%Along with Markets matter.. do you live and work in a market with excess inventory that can be had.. or are U in a very tight market.. tight markets are tough..

How long can I postpone it without loosing the 300 dollars I paid to the court and would have to start the process all over again if need be?