We have been underwriting to 1.30-1.35 for extra protection.

I have a great deal of respect for the experience and expertise of the BiggerPockets community and appreciate any feedback.

I have always had a passion for RE and have been looking for the time to jump in, now is as good a time as any I feel.My background is in Asset Protection and with that, I am very analytical and would undoubtedly be an asset to the numbers side of the game.

I have created an LLC to protect myself.

That would probably violate anti discrimination laws though, I believe single women are a protected class. 

Without the agreement like if he just submitted the offer on your behalf, he doesn’t have to protect your confidentiality but still has to protect the seller because of the listing agreement.So, you should have this discussion with your agent.

Some states are more landlord friendly than others.And protect yourself by having systems in place.

I know I need to put something in place to protect myself and a prior post brought up umbrella insurance policies as a better alternative to an LLC for a smaller investor like myself.

When it comes to leases if you are going to customize them I would highly recommend having your attorney take a quick look, I know here in Oregon the laws tend to protect the tenant more so making sure you and your investment are protected should be your top priority and those forms are what is going to protect you the most.

that seems like overkill.One other thing to be cognizant about is that California normally has a $800 minimum fee associated with most returns.Asset protection is important and should be discussed with an attorney.