We pay $850 for a WH install, so, that seems high but you are in CA.

Some homes are 2 x 4 construction, like you'd see in Colorado or California. 

Out-of-state investing makes the most sense for me—it’s impossible to cash flow anywhere near me, and moving wouldn’t make sense because I wouldn’t be able to earn the same wages or find the same kind of jobs.Before this purchase, I already owned two properties: a long-term rental outside Houston, Texas, and a short-term rental in the Sierras in California.

In CA currently only MF properties are rent controlled.

Hello my name is Yanick, I live in California.

If the client is in CA the community property state laws may help here (not entirely sure) depending on when the property was acquired but it would be a great question for an attorney as Jason mentioned.If they were married and went through a divorce it would be worth looking into how the divorce paperwork stated how that property would be handled.

I like umbrella because there is no worry of being pierced for inadequate separation of finances, if sued you have a heavy weight in your corner who has all the consequences of a defeat, and because usually it is reasonably priced (mine today is not so reasonably priced but I believe it is mostly related to the risks of CA).I do understand that the probability of needing the umbrella policy is low.  

@Gregory Schwartz Believe California, Colorado, Illinois, Maryland, New Jersey, Rhode Island, and Virginia have similar laws.

Quote from @Hector Romero: Hello all, I am new to the community as well as being the lead in real estate investments.My sister and I currently hold 3 properties next to each other in Riverside County, California (we'd like to get them in an LLC but we're unsure how that may affect financing them).

Bill, thanks - Moved to CA.