It is my understanding that I could form the LLC in my state and apply for a certificate to operate in the state where the rental is.  

Quote from @Eric Scharaga: Hi @Trevor S Foster,My company specializes in lending to investors on vacant land.  

Are you looking to stay investing in Southern Cal or looking for opportunities out of state? 

House hacking with an FHA loan is a great way to minimize living costs while building equity, or you could invest in an out-of-state rental for steady cash flow.

Quote from @David Mancia: My Name is David Mancia, and at the end of last year I finally took the plunge and decided to contact RTR to buy my first out of state property, and I was contacted by Ms.

Your brothers credit takes the hot.Hope this clarifies, as I stated this is my best knowledge and not legal advice 

I believe in some states leases over a certain length of time need to be recorded like a deed to be enforced.

@Chandler Hall yes, as I already stated:)The tenants that will appreciate this the most will be Class C and below tenants.

I was told BP had current leases for each state, but I’m unable to find anything current.I recommend you join the California Apartment Association.

Does anyone have recent experience in markets in any of these states they can share?