@Naseer Khan you may be right but it was my interpretation of the CA LLC law below (bolded for the citation I am referring to):Under California law, all LLCs are required to annually file a California tax return and pay at least an $800 California franchise tax if they: Engage in any transaction in California for the purpose of financial gain or profit.Are incorporated or organized in California.Have qualified or registered to do business in California.Are “doing business” in California, whether or not they incorporated, organized, qualified or registered under California law.The Franchise Tax Board (“FTB”) takes the position that an LLC organized in a jurisdiction outside California is nevertheless “doing business” in California if: It is a member of an LLC that does business in California.It is a general partner in a partnership that does business in California.Any of the LLC’s members, managers, or other agents conducts business in California on behalf of the LLC.In addition, an out-of-state LLC is “doing business” in California if: The LLC is commercially domiciled in California (i.e., California is the place where realistic control of the LLC’s functions is centered).Sales, including sales by the LLC’s agents and independent contractors, in California exceed the lesser of $500,000 or 25% of the LLC’s total sales.Real or tangible property of the LLC in California exceeds the lesser of $50,000 or 25% of the LLC’s total real and tangible property.The amount paid in California by the LLC for compensation exceeds the lesser of $50,000 or 25% of the total compensation paid by the LLC

Does the boiler system incorporate hot water for the unit?  

It was also purchased as an FHA so it was not incorporated.

Country clubs typically strive for privacy and exclusivity, so incorporated hotels are rare and generally small (intended for member's visitors, perhaps).

@Sean Blomquist this sounds like a great strategy, something I would like to incorporate myself. 

A separate LLC for every property is the pitch made by people who incorporate LLCs for a living.

Never scrub the carpet, or you risk ruining the carpet fibers or letting the spill soak through to the carpet pad.

I have dealt with rats (they live all over the area I invest), fleas, springtails (NEVER buy a property with springtails - a nightmare pest) and the other usual suspects.My opinion, incorporate pest treatment into your expenses and pay a pest management company to take care of it.

Unless otherwise provided by law, proof of violations shall not require criminal conviction, but shall be by the preponderance of the evidence.7.In case of conflict between the provisions of this addendum and any other provisions of the housing agreement, the provisions of the addendum shall govern.8.This Housing Agreement Addendum is incorporated into the Housing Agreement executed, or renewed this day between the Owner, or Agent, and Resident.MANAGEMENT RESIDENTAgent ___________________________________ _____________________________BY:________________________________ _____________________________Date Signed:_________________________ Date Signed:___________________Resident(s) acknowledge receipt of this addendum by signature of this document

We have an auto-response E-Mail as well but will be editing to incorporate some of your ideas.Does anyone require a valid Photo ID BEFORE showing the property?