I am grateful we attended the rich dad seminar because it is what got the ball rolling for us for a minimal cost.  

Identify the biggest losses and cut those with as minimal a loss as you can.

The hope is the tenant does not move and the older house that had minimal repairs will not fall apart anytime soon.So an old house with minimal repairs to it, questionable areas to invest in, and tenants that tend to live hard in the spaces can be a recipe for disaster. 

Liquidity: If this is your first or second property, prioritizing liquidity (by cashing out now) might allow you to seize unexpected opportunities, especially if you’re actively prospecting deals.Since you don’t have a deal lined up yet, you might explore options to minimize the gap, like prequalifying potential deals or using short-term financing strategies to bridge the 4 months.Good luck growing your portfolio!

Cameras do not catch her actually taking anything because it was dark.  

Might not be ideal to go from a personal home to a duplex/triplex/quad but it's a great way to buy with as minimal % down as possible. 

If we throw all of this out of the window, what would you recommend I set up for both asset protection, minimizing tax liability (including CA crazy $800 per LLC fee), and probate planing.

It outlines how the couple will handle their finances during and after the marriage, including: Property and assets: How to divide property and assets in the event of a divorce or death Debts: How to allocate debts Spousal support: Whether and how to provide alimony Inheritance rights: How to handle inheritance rights A prenup can help protect both parties' interests, and can be an effective way to avoid court proceedings and minimize the emotional and financial toll of a divorce.

Risk is minimized due to the amount of rents, property condition, property price, and location.

There's no point in putting in so much time and effort for the minimal monthly cashflow of a BRRR property.