Dillard literally means I will trade you my one marble for your two marbles..

Regardless of which state you organize the LLC in, if you're doing business in California (which based on the fact pattern laid out above you would be), you'd be required to register with the California Secretary of State as a foreign LLC and pay annual filing fees. 

We’re looking for an appraiser who knows the area and is able to consider the difference between high end marble and ceramic, for example.

Since I'm in a holding pattern until we move, I've been researching the BRRR method, listening to the podcast, reading posts on the forum (most of which are over my head right now) , and attending the webinars.  

I've never been able to discern patterns. 

If you have one of those cool shower inserts like you see at Home Depot all is great and cheap, if you have tile and cultured marble and the like the price skyrockets quickly.

Just because we put in marble counters and high end flooring does not mean you can raise rent 300 over market for the area right away.

I would do comps on them, find out what they would sell for once they are finished to the grade of the houses around them (same finishes, kitchen baths - granite, marble, whatever) and run a spreadsheet.

Both died in their late 50's after years of suffering COPD.They had the walls completely covered with that old Italian felt patterned wallpaper so after removing that & using several layers of shellac the smell was gone.

This provider, in addition to 3x rent as qualifying income, they also look at the budget, credit, and spending patterns of the prospect tenant and see their DTI ratio as a contributing factor.