Now, I believe the right legal CYA move is to have one LLC for each individual property, but personally, I don't want to keep up with the bookkeeping on that! 

The magical power of a personal guarantee by an officer of the company is that it aligns the spending preferences of the company with those of the guarantor, which will just happen to align with your preferences.Truly an amazing power, in my opinion.

I'd actually started a conversation with him in this regard.  

Most are 'ancient' conversions of larger homes and are not very nice.

If I'm going to meet investors in person, it would need to be at a real estate meet up in a group setting or after lots of calls/Zooms.

Other option, be a person of solution on where they are going next, help them find a place rental etc., or get them lined up with a residence in and pay for it for the first month. 

I did some brrrr’s out of my geographical area a couple years back, and I’m starting to regret it.For one a person is at the mercy of the Contractor long distance.

We're in the early stages of planning a garage conversion in Los Angeles.

Which he didn't so we had to dispatch the plumber so that a tenant can move in.Lets continue this conversation tomorrow.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.