We have successful strategies that we incorporate in our office that work to keep many of these tenants and get them back in to reperformance, but even when that happens... almost half of those tenants end up not completing the lease and may need to be evicted.

A little background on me: I rent in SF in a rent-controlled apt, I own two small MF in the East Bay, and I asset manage and operate numerous multi-tenant commercial properties in the CBD of SF.

It incorporates all elements of income and expenses, depreciation being one of them.

Both allow you to view vacant properties that are not listed, have incorporated direct mail system that send mails to the vacant properties' owners.

It is incorporated with Wyoming (for obvious reasons), which is why I'm asking this question. 

I would recommend incorporating both the HELOC and refinancing into your strategy. 

However, my general advice is to look for an attorney in your area with experience in corporate and real estate law.

If you don't even know what rent control is, you may not be ready to be a landlord, you need to do a lot more reading first.And the first thing to know about the LA area is that there are over 80 separate incorporated cities in LA county. 

Educated at Yale and Princeton and an innovative thinker and leader in New York's real estate community, Alex Cohen develops strategy, advises, manages and analyzes commercial office, retail and mixed used acquisition and lease transactions for tenants, landlords and investors.With a background in urban planning, 15 years of commercial real estate transaction negotiation totaling millions of square feet, extensive real estate experience in launching international brands in the US and deep expertise in the marketing and repositioning of mixed use real estate, Alex Cohen's unique perspective allows him to: - Identify markets and buildings and plan space configurations with the potential to attract and retain Millennial (and Gen X) talent to drive business growth - Develop branded office building environments that incorporate important new technologies and trends and establish flexible and activity-based occupancies critical to the Workplace of the Future - Position real estate assets to attract the world’s leading brands to build centers of collaboration, creativity, experimentation and consumer retail interaction.

I have a Texas LLC holding and a moving to have a Wyoming LLC as primary holding that will be incorporated into the the OA.