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

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?  

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.

I drove past the site daily to get home in Calico Ridge.

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

In addition even with a lower down payment you should be paying significantly less per month even with PMI then you would if you moved into a single family house that you where fronting the entire bill for.

Consider offering the tenant additional support, such as help finding a new place to live or arranging for movers.

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.

Linda,Welcome to the BP forum, it's one of the bes REI sites right now loaded with seasoned investors and seasoned professionals able to help with every angle.