So, if you create an LLC in another state, you will likely need to register it as a foreign LLC in California.

We provide a proxy service for foreign buyers, basically your arm in Japan without having to travel or know the language.

So, if you create an LLC in another state, you will likely need to register it as a foreign LLC in California.

I would love to put my mom into a nicer home in a nicer area would a 1031 exchange make that possible?

Start a reverse 1031 exchange. 

So, if you create an LLC in another state, you will likely need to register it as a foreign LLC in California.

Hey Alex, There are foreign national DSCR loan programs available for your scenario: Below are the list of requirements I have found most lenders have : 1.

., to the best of my knowledge a Wyoming LLC can own property in any state, however the LLC must register as a foreign entity in that state. 

One thing to consider since you are a California resident investing is the compliance requirements for LLCs incorporated in California or operating as a foreign entity here - the rules here are different than most states.  

Reverse exchanges tend to be much more expensive than traditional 1031 exchange.