Thank you very much.Bob If it is commercial you need a lawyer.  

We are a bunch of lawyers and, therefore, analytical and conservative by nature.  

You might need to hire a lawyer, and/or a CPA, and/or a tax consultant to advise you on the best way to go.  

Two lawyers I consulted suggested LLC.

You can always appeal your taxes (there is a freeze of 2 to 3 years, not too sure) but then full re-evaluations from a town/city can supercede that.Hope this helps, if you find a property you can call a tax appeal lawyer to gain further insight.

I'm seeking a real estate lawyer (legal advice) who is able to write a letter (at minimum) on my behalf to a seller who is currently out of contract on a SFH in the Tukwila area (purchased off MLS through a licensed Realtor).

Know that local and experienced professionals might be in your recommended Team and help you get things done.The primary Team members are Attornies/Lawyers, real estate Agents/Brokers, CPA's (or accountants you trust),Inspectors, Property Managers, General Contractors, and Handymen.  

No other state (that I am aware of) has this type of requirement/structure.I think the best way to set this up is to form one LLC in California, then form your other LLCs in other states with the California LLC as owner of the other LLCs.Make sure to run each entity separately so that nobody can pierce a veil and come after other entities.I am not a lawyer.  

Now seeking real estate lawyer to get the prior owner out and me in to do the reno.

Their reasoning was that lawyers foam at the mouth if a tenant gets hurt and YOU own it.