If we throw all of this out of the window, what would you recommend I set up for both asset protection, minimizing tax liability (including CA crazy $800 per LLC fee), and probate planing.

My realtor and my contractor both felt that if he was refusing to upgrade the panel it was likely an indication that he had done shoddy work on the rehab or had something to hide.

Risk is minimized due to the amount of rents, property condition, property price, and location.

Focusing on the 5% down payment is an indication you place no consideration on downside whatsoever. 

It outlines how the couple will handle their finances during and after the marriage, including: Property and assets: How to divide property and assets in the event of a divorce or death Debts: How to allocate debts Spousal support: Whether and how to provide alimony Inheritance rights: How to handle inheritance rights A prenup can help protect both parties' interests, and can be an effective way to avoid court proceedings and minimize the emotional and financial toll of a divorce.

To me that reeks of someone that wants to do STR (which you do), but is trying to hid that fact behind a term that doesn't indicate what's being requested.To me, a "corporate lease" would mean someone wants to lease a unit for their business and put it under a company name, and not someone that's trying to lease to STR visitors.I need to make a cut-and-paste reply to this question like that dude who literally replies with a mile long message to everyone that asks about LLC.   

First- The PCR and Disclosure form will indicate whether it is permissible to turn on the utilites. 

However, higher fees do not necessarily indicate skills.Final ThoughtsA skilled property manager can save you time, minimize risks, and boost profitability.

I am surprised these lending institutions don't regularly run algorithms showing which loans have been assumed Seems like an relatively easy thing to do to regulate and in a way minimize risk - maybe have more defaults but still maximize their loans by forcing compliance 

Second, your lease should indicate what items are included/covered by the landlord.