No water retained from heavy rains?

We are retaining our legal Nebraskan residency and would like to invest there. 

@John Casmon we retained 16.6% equity (one-sixth, if that number seems random) and gave the investors a total equity of 83.3%.

However, as BP is a sharing space some of you may be open to it – and it would certainly go a long way to making me (and probably others) open to investing in those neighborhoods.I think it would be great if you could filter down to a given zip code (37127, Frayser, in this case) and provide the following information: Zip Code: 37127Time Period (please filter your results for a three year time period, if possible, otherwise please state the period of time used)Number of Properties Currently Under Management (if possible, please remove any of the properties owned by you to remove any bias; also, include properties that were held in your management for any period during this time – not just those that were held the full period)Total Potential Monthly Rent (the value of rent that would have been brought in if there was no vacancy)Total Contracted Monthly RentTotal Rents ReceivedTotal Late Fees AssessedTotal Late Fees ReceivedTotal Deposits Collected (initially provided by tenant)Total Amount of Deposits Retained (not returned to tenant due to damages, etc.)Total Maintenance/Repairs/Make Ready/Expenses PaidTotal Number of EvictionsI’ll leave out Cost of Evictions, Utilities, Property Management Expenses, Property Insurance, financing, and Property Taxes as these may vary widely per property and may not be paid through the Property Management Company.

The backyard was completely redone, new retaining walls, side garden with automatic watering, etc.

@Martin Nowak if you are positive you can make a beer garden work then you need to run the numbers to see if you can build the beer garden and support the debt and still retain cashflow equal to or greater than you currently have coming in.

Both are probably due for a rent bump this spring depending what the comps say, but I believe in keeping rents $50 under market to attract and retain high-quality, long-term tenants; so I wouldn't bump them up more than $75-100 max. 

You are able to purchase the property under your personal name retaining the favorable financing options, then transfer the property into a Land Trust  (which is excluded from the Due on Sale Clause since it is considered an Inter Vivos Trust and protected via the St Germain Act) and assign the beneficiary as the LLC to hold onto the liability protection.The other issue you will run into in California is the additional franchise fees, minimally starting at an annual $800 per LLC [and per child series.]

The homeowner must file for eviction, waste money on legal fees, and if the Squatter retains an attorney it will be very difficult to remove them.

For this type of a transfer I would always recommend a Warrant Deed for the transfer, rather than a Quit Claim Deed, as the Warranty Deed can help you retain title insurance.