In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

It's more complicated with class d and some class c.  

This will help avoid (complicated and costly) probate later.

CPA from San Diego won't be cheap for sure and i am not sure that CPA needs to be local to provide great service even though i have total 4 units(3rental+1primary) i feel its still not complicated and don't want to spend couple of thousand $ to use local CPA service.

@Matt Wells typing this out might get complicated in a hurry so I'll try to summarize and you can certainly reach out directly if you would like to talk it through.Conventional loans categorize loans into 3 main categories:  Purchases, No Cash Out Refinance, and Cash Out Refinances.  

I've seen allot of social media about trusts and holding companies and I don't want to get too complicated but want to protect myself and family from legal issues that could arise......Thanks again for your advice!

As for setting up the trust, that's not very complicated either.

I had a rather complicated RE play I was doing in 2012 and of course financing was still non existent I sent a basic concept plan they looked at it for about 3 days and came back and said hey we like it just need 10k to move forward..

Learning how to invest in a house isn't that complicated.

I would focus on opening the lines of communication rather than making the situation more complicated by trying to introduce another new agent to the mix and try to claim abandonment to exclude the original agent.