A huge wasted expense re-titling the property to a new LLC. 

I think with your faith-based parameters, turnkey would be the safest option as long as paying for property management is ok.

The most I have ever used to buy a property is 10% down. 

Land doesn’t depreciate, and while buildings require maintenance, they usually gain value as markets grow, demand increases, and inflation takes its toll.Real estate investors benefit from a significant tax write-off based on the concept that properties lose value over time, even as their market value skyrockets.

Selling an investment property can result in significant capital gains taxes.

That's not to say all properties will as it's very dependent on the property and the investors situation.

It seems if you are far away from this property then it might be a good idea to consider hiring the services of an experienced property manager who really could provide ongoing communication during the whole stay.  

You have a property in CA without insurance.  

Hi DanI know my bank does HELOCs on investment properties.

For example 27.5 years for a residential property.