Umbrella insurance provides substantial liability protection at a lower cost and avoids the administrative complexities of managing an LLC.

Metron and Southern Water Management are two that we've been talking to.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Have you considered investing in any other markets and how you plan to manage the property? 

I’m a real estate investor and the owner of a fairly large property management firm here in Texas.

I would like to speak with local investors, real estate agents, property managers, lenders, etc. from the area.

I currently manage a portfolio of 17 STRs, some are mine, but a majority for other owners.

For your GA LLC, filing correctly is crucial since you're based in CA and may need to handle multi-state tax filings.A real estate tax accountant can guide you on deducting renovation costs (likely capitalized rather than expensed for a flip), managing depreciation for investment properties, and tracking expenses related to your flip.

Rental income is subject to tax, but it is also possible to deduct many costs related to owning and maintaining rental property, including property management fees, repairs, and mortgage interest payments.Additionally, for those investors holding properties in Germany for the long-term, the country's capital gains tax law is attractive.

The state will get its pound of flesh and my liabilities were better managed by executing perfect permitted work and excellent insurance.I'd sincerely recommend having a savvy CPA, Lawyer & Insurance broker.