We have 30 units in 7 different entities if including personal name ownership.

I’d personally rather receive a little less rent and have the tenants cover this cost.

One tool I've utilized extensively for personal and client acquisitions are seller carried transactions. 

The cost segregation allows for accelerated depreciation creating pretty big losses on first year of acquisition and there after also.But schedule E doesn’t allow posting those losses to personal taxes 1040. losses stay with schedule E until they get offset by future profits from property.Did I get this correct?

I want this to be my personal niche as I’m new to home buying and so is my family.

Until I have several properties in one area, I wouldn't consider using a company because you will serve your tenants better with one person who will be available but of course that person must be reliable.

So if the landlord only owns one four-plex, or two duplexes, or a single and triplex, and the landlord is a natural person (not a corporation or partnership), or the landlord is an LLC in which all members are natural persons (no corporate or partnership members in the LLC), the landlord can still require two month’s rent as security deposit.So for those CA investors who invest in properties with four rentals or less, and place each rental property into its own LLC, and the LLC members are all natural persons, those investors can continue to require two month’s rent as security deposit.

What were some of the questions you asked to be able to determine if this was a person you would want to work with?

WikipediaLow crime rate: Never invest in any city on Mapped: The Most Dangerous Cities in the U.S. list.Low operating costs:Property taxes: State Property Tax Rates - Rocket Mortgage.State average insurance cost: Insurance - ValuePenguinIf you follow this process, you will have a short list of cities for further investigation.An Additional ConsiderationOne additional consideration is an experienced investment team.

We had the discussion about how I was a local buyer and we can meet in person, I can provide references, etc.