You said public water was available...would the lots require a septic system to be installed or is public sewer available? 

No tax so far I think.2) If I convert that partnership interest into shares in a PUBLICLY traded UPREIT I trigger tax on the deemed sale/exchange of the partnership interest into stock of the REIT?

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

You won't be able to use conventional financing and must use a non-recourse loan which typically require 40% down.

And of course, these would be hard to answer in a public forum.  

My umbrella policy just sent me a non-renewal because Steadily is underwritten by Fortega which is not at least B+ rated. 

Please DM me if you don't want to post this publicly.  

Lock-out, should they continue to not come even, would be typically less than 14-days.Unless the tenant comes even with the rent (which would result in dismissal of the non-payment of the case), there is generally limited defense to this process.

Mixed-use with some residential could also add diversification while keeping it simple.This current property is actually the storefront of a mix-use residential above, but no actual residential property for purchase.What’s the tenant mix like,Theee major ones: One restaurant, one non-profit gallery, one home goods,and how are you structuring financing?

So many "investors" bury themselves in complex, expensive situations to protect themselves from some unknown threat to their non-existent business.Figure out if you have any shooting skills (or even enjoy the game) before spending money on $600 Nikes or an indoor basketball court.