I do intend to stay close to home - but home provides only annual opportunities and I’m looking for year round possibilities with tax deed properties. 

From a tax standpoint, there are additional disclosures to make when selling a business asset for less than fair market value to a related third party. 

However, there is no specific holding period contained in the tax code or regulations and there is no "safe harbor." 

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

(gross rents $4900; 8% PM; mortgage+insur+taxes = $3600/mo).

Maybe I'll make a policy to schedule all our leases to end in a spring/summer month range. 

Avoid basing it on uncontrollable factors like taxes or insurance.

Closings that have been scheduled have been moved several times because they do not cooperate.

If you're still looking for a CPA/Tax Strategist in California feel free connect.