I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

Big things is be realistic on timing and maybe provide a mover and or storage unit deposit as they may not be able to figure that part out on their own.

For many years I was contacted by the housing office to provide input of my rents, both Section 8 and market rented units and participated in their annual surveys. 

They already lost some major players due to the state capping rates https://www.foxbusiness.com/lifestyle/california-insurance-c... will all insurance companies stop coverage, raise rates or reduce what they cover?

I can see how starting with a 4-plex could provide better returns and learning opportunities without an overwhelming jump in complexity.

The more time you spend talking about other options and try to build up the negatives, the less time you are spending on what you fell are the positives of your own idea.If you believe that you are onto a great idea using L2P option contracts and forming partnerships where someone else provides 100% of the money while you provide 100% of the real estate-related functions, then start it up and make it work.  

So actual benefit is hard to nail down until it's actually tested/required to provide protection in the event of a lawsuit. 

I personally feel that this window provides a good hedge without being too expensive.

@Jason Lopez You don’t need an LLC to rent out a house in San Antonio, TX, but it can provide liability protection by separating your personal assets from your rental property.

I will provide useful information along the way, but getting subscribers is the number one goal, and to that end, most of the talking heads are going to make investing sound FAR more sexy and lucrative than it really is.