Build connections with local professionals, talk to them in person, and value there time over yours.

I 100% agree with the intent aspect and that is an important premise, but the fact is in this particular situation intent for it to be personal use has been confirmed (by way of a public post).

I'm not an expert on California law, but I believe you are allowed to give a 60-day notice of termination for a substantial remodel.

I spent many years managing myself and personally collecting rent checks. 

I personally would revisit your strategy of buying a negative cash flow property in SoCal, right now.

Personal Guarantee: Will you require this?

I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.   

I recently read a book that mentioned there being a lot of power and benefits of a personal corporation but I'm curious as to when a corporation is actually beneficial over the latter. 

Is 10-15 miles too big of an area when determining the unit count per person?

I am not a huge fan of them personally as they are PE investors and have a very, very narrow view of the industry and how it should be approached.