Naturally, I too am more inclined to house-hack as @Aaron Lee suggests, but despite if you are able to find a relatively new duplex at your budget, it seems that you'd be putting yourself in a potentially unnecessary volatile situation. 

Personally, I was advised by my attorney that LLC's create a lot of unnecessary paperwork and to get a good umbrella insurance policy instead. 

I don't know where your rental property is but I'd guess that if it's in California the duties imposed on you by the state law are gonna be much much stiffer then they are here on us in Ohio.

I don’t mind replacing appliances, AC units etc. fences just seem unnecessary.

So no, you cannot refinance as part of this process.Sure, there are creative ways to do this but they make no sense here because they create unnecessary risk. 

Banks can impose stricter overlays, so shop it around to multiple lenders, if need be.. 

But to go on here and post something like this is unnecessary and extremely unprofessional.And honestly why do you care?

I am actively looking for another 10-20 unit building that is within my self imposed limit of one hour drive away.

The only thing I would watch out for are the rules and regulations imposed by the city of Seattle for rentals within the city limits. 

Bit of an unnecessary question.