As an advisor who has written over a hundred IULs and own two myself, I can lead you to the correct way to structure these and show you what to avoid. 99% of agents aren't doing the best job for the client and this only makes their paycheck fatter.

I have heard of out-of-state CPAs not being familiar with these rules and assuming that California, just like their home state, does not impose a filing requirement on single-member LLCs, and their client missed the filing, and the FTB came after them with fines and penalties for failing to file.This being said, if the out-of-state CPA is knowledgeable about California tax rules, then there's no reason to fear unless you actually want to meet your CPA in person.  

Idaho is a non-disclosure state so the government has a very difficult time properly assessing property values and therefore the assessed value is often far less than market value, especially on older homes.

I imagine that would be difficult in and around Boston?

Also you better be cash, or it will be extremely difficult to get any good dealsGood luck 

Client seller was happy and was able to move funds to another investment opportunity in California.

This is a difficult question to answer because having a midterm rental doesn't equate to a certain room count or configuration.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

@Nick JohnsonOne think I recommend to clients is to think about why you're investing and what are your goals for 1,3,5 years? 

This can build equity and potentially increase rental income through property appreciation.Another option is to sell one or more properties to free up equity and reduce mortgage debt, which can be useful for reinvesting or diversifying investments.refinancing one or more properties to lower monthly mortgage payments and increase cash flow could also be beneficial, especially if interest rates have decreased.the best course of action depends on the clients financial goals and risk tolerance