I don’t believe they are triggered by a sale, instead are done every 10 years (in theory, many towns are behind).

She would get all my assets when I die anyway so if she gets nervous about the marriage, it will be time to pull the trigger on that murder she’s been planning for years. 

A gentleman named @Russell Brazil commented that if you're not willing to pull the trigger in a good market, who is to say you'd be willing to pull it in a down market.

We are still in the saving phase but hope to be able to pull the trigger on our first property before the year ends.We live in Southern California and both work 9-5 jobs.

If he transfers the title to you then it would trigger a Due on sale clause,  so they tend to do a "wrap around" which means the property stays in the name of the seller. 

I can't "protect" enough of my "in coming" cash and asset growth.Secondly, by trying to stay within compliance, I would have missed some of the opportunities that have made me considerable amounts of money.Thirdly, I personally believe that the economy, interest rates, inflation, taxes and laws will change for two reasons (a.)

The key to compliance with FREC rules and license law is that the arrangement is disclosed in writing to all interested parties in the lease or the sale contract.

It broad coverage that can be set up quickly with minimal time needed to maintain coverage where an LLC for multiple properties in multiple states will be expensive.with several properties in several states you have various compliance issues/costs associated with setting up LLC’s to get the tru benefit you would want each property in its own LLC ( maybe a series llc would be a good option)-consider the due on sale clause if you have any mortgages on the properties as transferring the title to an LLC technically triggers this ( most banks won’t call it as long as the loans current but they have the right to) here’s an article with a quick breakdown https://www.landlordology.com/umbrella-insurance-replace-llc/

Most of improvements should be in this category anyway and would be included in the exchange calculations.However, components that were treated as shorter-life property will be considered disposed in the exchange, possibly triggering some taxable gains.

( I’ve had good luck playing that card showing the owner the cost get the complex in compliance or buying contingent on it being compliant)-expenses seem a little light if it really is a somewhat run down property in a bad area ( depending on your investment strategy these properties tend provide better cash flow to somewhat compensate for the lack in appreciation)-are tenants paying utilities?