I have 3 as my properties are out of state.

The rules are as you stated. 45 days to identify up to 3 properties you might buy, 180 days to close.

Fees should be clearly stated in writing, easy to understand, and justifiable.

Same goes for number of LLCs and what to fund them with, since bear in mind that CA tends to be more cumbersome and expensive to have LLCs than other states.California is generally more cumbersome than other states when it comes to taxes and filings.

Some states are mutual release, meaning the seller and buyer have to agree to the release of earnest money if the deal does not close.

Thanks guys - my partner does the Brokerage and we were discussing how to address the commission - we are fine paying just debating how to handle the upfront question when the Buyers agent calls about the listing ...My thoughts were to simply state that Seller is fine paying a commission and put it in the offer - and he wants to offer the % upfront ... 

Being in SoCal I see you already understand the need to buy a rental out of state.

He stated that the power demand is available.

Ray you can still lend in CA you simply need a RE Broker to run the paper work for you so the state Is happy and they will usually want some sort of fee for their time and risk / effort.

2️⃣ Property Tax Deduction: Claim up to $10K for state & local taxes.3️⃣ Capital Gains Exclusion: Sell your home?