My brother lives in La Jolla and I know hundreds of investors in coastal Southern Cal. 

Alternatively, if your daughter lives nearby, why not have her buy into it and live there?

I love living in CA, but if you're an investor and like to have your properties in LLCs, it kind of suck. $800 yearly tax for each LLC.

My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

I've lived here on and off for 15 years.

The tenant deposit covers DAMAGES, not wear and tear. 90% of tenants want a decent place to live, market rent, and a good tenant landlord relationship, and pay rent on time.  

We currently live in our forever home with both of our parents on each side of us.

I would like to add 2 - 6 container living houses for short, mid or long term rental.

Everyone has their own room and a bathroom and they share common space such as living room, dining room and a kitchen and they are one the same lease.

This way I can see pictures of the applicant, their living conditions, people they're associated with and their job.