You could set up one LLC to own your 4 rental properties and quit-claim deed them over and that would be the maximum I'd do with respect to LLC formation.

I've decided to focus in Pittsburgh where the Price to Rent ratio is quite reasonable.

After doing quite well in the CT market space, I’m finally starting to adjust to the Ca market.I think it’s key to be in the know about off market deals, for both your primary and investment. 

There is a great group of us who invest in the NL area if your looking for some folks to connect with.Now to your question, you'll find rent prices vary quite a bit in NL depending on what area of NL, but I'd be happy to give you our averages.1, 2, 3 would average $1150, $1300 and $1500. 

I just sold a rental property which had quite a bit of equity from appreciation and principal pay down through the years.

No cameras allowed in common areas except that provided by landlord, garage agreement, and so forth, then I see no problem warning this guy to fix or quit. 

The property has done quite well and has appreciated nicely over the last couple of years as I’ve gone through and improved things unit by unit.

I'm David and I have been researching real estate investment opportunities on my own for quite a while now.

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

That said, there's quite a few homes in that area that have that challenge (no driveway/street parking).