I too live in Marin, and feel it is a solid long term market for apprecaition, and utilizing the power of principle reduction.When it comes to refinancing, figure out what the loan costs will be, then divide that buy the monthly savings with the new loan in order to determine how long you have to maintain that loan to break even. 

I use this for tax and insurance which all properties have)Expenses (general business like admin/legal and by unit for repairs, trash, utilities...)EBITDA (earnings before interest/taxes/depreciation/amortization.

Typical utility bills (which we include) are $100-300/month.  

I’d love your insights on how best to utilize my LLC in this process.

Quote from @Eamon Conheady: I was purchasing a multi family through an IRA LLC and was utilizing debt to finance it, requiring a non-recourse loan.

In my analysis, I utilized a 40% assumption as a baseline, though I acknowledge that this may underestimate expenses for a park with the characteristics you’ve described.

So all in all, the investment seems solid to me, and this is not my first rodeo, as they say.As for the risks associated with the SBLOC, I minimize those by only utilizing a portion of the LOC so that even if the market drops another, lets say 30%, the risk of margin call is slim.

- We had 2 break-in & furnace & HWH thefts there this year:(File a claim ASAP, you'll need:1) Utility bills to prove electric & gas were on2) A police report, proving a break-in3) Pics/video to prove the condition of the property to support theft claimWhat are you doing to mitigate additional damages?

For the LTR, we used(took off market yesterday while trying to decide on the said topic) market it at $2050 with concession of $1000 with all utilities paid for by the tenant.

You can also tell her to call the utility company about the best way to save, as turning off heat and on is not efficient having to run longer blasting out cold air as opposed to leaving it set at a lower temp. :)