The perspective is skewed since you are already in the industry.

James, from a contractor's perspective I don't typically recommend re-facing cabinets.

I understand your perspective.

When evaluating long-term real estate opportunities, keep in mind the four key pillars of investing:Appreciation – Focus on how your property’s value grows over time.Cash Flow – Assess your rental income after accounting for all expenses.Tax Benefits – Leverage deductions like depreciation to reduce your tax burden.Debt Pay Down – Use rental income to pay down your mortgage, steadily building equity.Think of it like investing in a 401(k) with a long-term perspective—especially in California, where property values can appreciate significantly over time.

.: What is the best way to hold investment property from an estate planning perspective and to be passed down to heirs? 

Louis, so just seeing if anyone could give me a local investor's perspective on the area? 

I would be most interested in talking about peoples experience and perspectives on this subject

Every time we come across each other, whether its a question with a situation or property, or through sending each other deals - it still gets me excited to hear both your perspectives and thoughts. 

So, a few credit cards at the parent entity level works better depending how much you plan to scale but this requires more work on the bookkeeping side.Just ensure you keep things as simple as possible and always think about things from an operational perspective as you grow.

I prefer a single basin from a maintenance perspective and typically always use this in rentals.