Also we love the book Landlording on Auto Pilot. 

I'm seeing an uptick in clients looking to acquire or get cash-out financing for NNN auto-based businesses such as Jiffy Lube and various franchise based auto repair chain type assets.

Sold several in Atwater Village and also more in Highland Park.Buy and hold is tough to cash flow anywhere in LA so you really have to find a good deal with major value adds and often times, sustain a year or three with slight negative cash flow but have massive appreciation both market and forced.South and East LA I am less familiar with except for south Bay (Gardena/Torrance/Etc.).

Solved with a section in the lease if it is outlawed the lease auto terminates...

An umbrella policy provides an additional limit of Liability if one of the underlying policies (auto, home, rental dwelling, boat, etc..) has its limits exhausted in a claim.  

Current rate 6.5% | 6.375% if I do auto payments with their bank.No penalty for refinancing down the road.I eventually want to move my mom down (maybe in two years) and into one of the units but I can't charge her market rent.

But if you're in a pinch why not put it into an auto estimator!

Also note the village requires $10K deposit for any major renovation work.  

I have some companies that will write the umbrella if they cover the auto, others will only write it if they cover the home, and still others will not write it unless they cover all the policies (auto, home, dwelling, etc.)If you can not cover both locations on the same umbrella with Carrier 1 or Carrier 2, there are still options for you. 

Is this an auto collision repair center or mechanical repair shop?