So I'll be filing it in Los Angeles County California.

s (at least here in CA) must comply with all of this if having w2 employee's.

I am currently located in The Bay Area, California and I am little nervous about  investing out of state but I thought I would give other cheaper markets a shot other than my backyard which is expensive.

Again, I speak from experience. my limited experince at this is a trier of fact will side with the land owner most all the time.I bought a tax sale prop in CA .. these are tax sales not tax certs. 

I've settled on wanting to do Commercial Real Estate Multifamily 20+ units, Class B, C in Texas or California. 

typically no special license is needed when doing it for hard money loans that I am aware of. there may be states like california and nevada that are tricky where lenders need a license of some sort but for most part brokers i have seen are not licensed. 14 or 15 states require state license and NMLS registration.

im in Orange County CA and there is a huge market here for room by room rentals here. i've been doing this for quite some time (over a decade now), and it certainly has its pro's and cons. my advice if you go about this is make sure you do proper vetting before moving someone in... not only for financials/ credit-worthiness, but also for temperament and expectations in a co-living space. we ask a lot of questions like "how do you handle conflict?"

9) if CA an ADU and JADU can be added to virtually all homes.

We pay $850 for a WH install, so, that seems high but you are in CA.

Some homes are 2 x 4 construction, like you'd see in Colorado or California.