Most likely because of their attractive flat fees!

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

I was also thinking something along those lines, but I am glad to know that you also think that $50k in earnest money deposit is excessive.

I have found excess service calls to be very rare and they have been limited to tenants that were already known problem people (usually people with some kind of pretty obvious personality disorder).

I would caution on comparing these returns to the S&P 500.Real estate has been pretty much flat the last 2-3 years while the S&P has been on a great run.It's human nature to sell the lows and buy the tops.

A property built on stilts that had virtually no flat scape, but to make it worse the stilts had the property nearly overhanging hwy 163,  You likely can figure out this property. 

Confirm with your CPA that any excess loss was reviewed for NOL calculation and properly carried forward.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

You mentioned a creek, so finding a few flat/clear-ish areas with a nice view of the creek could be all you need.  

. :) Having more than ten bank accounts is excessive, in my opinion.