I'm considering to transfer a Los Angeles, CA property that is currently under my name to an LLC. 

Hi Manny, As a Los Angeles Agent, I agree with all these folks. 

@Orlando OrtizI’m not a LO however, I’m an agent/investor my primary refi was just quoted a 2.875 with ambition of locking at. 2.5 fixed 30yr

Regardless of whether the seller even could back out on the deal, you NEVER do rehab on a LO deal if you are buying on the lease option.   

I would not jump in that close to auction unless you are bringing cash.You do have the general idea, you want to be making the payments directly to the lender when you acquire property with a LO. 

I think a LO or a Option might work better for the high end markets. anyone else have ideas?

I mean tons of beautiful parks, 2 beaches, minutes to Palos Verdes.

Are you buying the house conventionally or are you doing a LO? 

They formed a development company "Verde Apartments" and put up 12 (maybe 14?) 

So that includes Long Beach, San Pedro, Lomita, Seal Beach, Wilmington, Lomita, Westminster, etc.It's a city that's relatively cheap (i.e. not Palos Verdes or Huntington Beach) but is the fastest among up-and-coming beach cities in terms of gentrification . i.e. the area is continuously getting safer and the HHI of the neighborhood is getting higher for the next 10 years.I think based on my criteria Long Beach should be top of the list.