I recently used Harvesters Federal Credit Union on a land purchase loan and they were quite helpful.

Rents in relation to purchase prices are significantly better as you go closer toward DC, especially in Arlington with a large stream of young consultants supporting government technology projects.My cousin has been doing better in upstate NY buying an older duplex property for $130k with combined monthly rent of $1500.

For federal income tax reporting this means the SMLLC is dissolved and there's no distinction between the SMLLC's assets/income and the owner's assets/income.The tax treatment of you holding the property directly vs through a SMLLC taxed as a disregarded entity will be 100% the same. 

So does that mean I only pay rental income tax in California/Federal tax? 

Keep in mind these are all retail MLO's who do government full doc loans.. 

There are low income people live on government handout.

I think long term government bonds could match or come very close to that.

That "average" includes medicare and government assistance.  

@Marcus Moore that’ll be governed by state specific laws related to heirs and probate.

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC.