Having the knowledge of what transmutes separate property to community property may be a very important lesson for you, as well as what liability protection can be afforded by retaining assets as separate property, if any.As to the LLC, there are a variety of opinions, but you are correct that generally any LLC "doing business" in California should register with the California Secretary of State and pay the minimum $800 annual fee. 

Avoid affordable (undesirable) properties that will typically have higher maintenance and vacancy, and buy A or B properties with less maintenance and better appreciation, which is where the real money is made.

Some of the new build SFHs are very affordable with in-house lender rates.

These will be markets where housing is affordable for both residents and owners.

There is an affordable housing crisis here in America.

Because of the additional income I am producing through the consulting business, I am afforded the opportunity to invest money in real estate.  

You want to have your financial house in order so you know what you CAN afford and what you SHOULD spend.

Ogden/Weber County is a place I'd recommend for much more affordable price points.

Custom vanities, large format tile showers. 24x48 marble look ceramic seems to be affordable and look incredible. 

The best areas to consider include East Point, West End, Kirkwood, Decatur (outside city limits), and Marietta, each offering a balance of affordability, appreciation, and rental demand.