Also, are you using ARGUS DCF or Enterprise? 

This program would not work for wholly passive enterprises such as rentals and lending.

I rehabbed the operations and sold them late in 2012.It was then that I decided that I could either invest my cash in one of many markets, start a new enterprise or take control of my investments by actively managing them myself.

Then, when you establish the LLC, you  elect what type of entity the new enterprise will be , C Corp, S Corp, partnership, sole proprietorship.

I see you've received answers in this thread about looking for indications like enterprises like Starbucks moving in , or the neighborhood getting younger....  

Hey Peter, I live and invest in Enterprise.

But I’m wondering if it will get challenged in court, or it may have enough holes in it that enterprising LL’s will find work arounds ;)Vacancy control is a different animal, because that needs to change on a state level (basically dismantling costa-Hawkins) and fortunately both prop 10 in 2018 and prop 21 in 2020 which offered that got their butts kicked by the general CA population :) But yeah, if it were up to S.F. alone, vacancy control would pass here in a heartbeat.Probably as a reaction to the trump presidency, S.F. board of stupidvisors has never been more left leaning, and I think the city’s population has shifted more left too.

Free enterprise was essentially abolished.

The free enterprise system cannot function with too many cooks putting their solution in the stewpot!

I would agree as well though since you are starting out you don't have assets to go after if you are debating with yourself on the cost of incorporating.As for myself I plan on getting a couple deals under my belt, whether they be wholesale or rehabs, to have the money in my war chest to put into place the foundation I need and then fund my enterprise.