They were one of the lenders Bigger Pockets suggested and everything seems great with them.  

Open to all suggestions. 

If you're new to real estate investing and looking to get the best value, I'd suggest considering **house hacking** using an **FHA loan**—it can be a great option for first-time buyers.

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

I asked AI and suggestions were to check government records and public records so I'll do that, but wanted to see if anyone here has other suggestions.

:)I spoke to my attorney (From NYC), and he suggested forming the LLC in TN.

I'm curious, at what point does this reflect poorly on PM and suggest I should get antoher PM?

I’m particularly interested in methods that have worked well for you in terms of finding deals that aren’t listed on the MLS.Thanks in advance for your insights and suggestions!

Funny enough, I was going to suggest you move out of SF due to the high cost ;-) I'd suggest going down the SF condo route to start as financing for commercial units is a lot more difficult than residential properties.

It would cost a lot to get the planning approval and do a complete renovation of the 2 units.Can anyone suggest what would be my options at this point?