I live in Colorado Springs, and we have dispensaries all over town.

I am interested in exploring other insurance company options for my 4unit building in Long Beach.

Hi, due to bigger pockets I got up the courage to buy a small sfh rental in my town.

After several months of working on the wife, I’ve convinced her that REI is an opportunity that we need to explore.

Reason for this as follows: You control the input and make sure it's real, you can also explore scenarios to see if the deal work, i.e. 220k sales price doesn't work, what if we sold at 230k, would that work (make sure to check market will support you explored changed variables)?

For now, I am trying to write down as much as I can from the podcasts - interesting concepts, principles, formulas, questions, and ideas that I want to explore further.  

Their son (who is POA) came from out of town and paid rent for October and November.

Any sort of manipulation other than a 1031 exchange is going to result in a tax consequence although an installment sale or sale of membership interest of an LLC can spread out some of that.However, I think there's one compelling reason to explore the LLC route anyway if the buyer has good financing capability if they do not want to pursue a 1031. 

The property is a tri-plex in a small, lesser known town outside of the SF Bay Area.

Other parts of town, $800 is what you'd get for a 1-BR with high end finishes, never over $1,000.