The first thing you'll want to do is define the zoning and what the allowed uses are for that property.

Those would be allowed in LA and Playa and increase your rental earnings over a LTR. 

I’m also not sure if I can deduct the remodel expenses from my taxes w/o the 1099.

Can a qualified real estate professional with a W-2 income above $150,000 be allowed to write off rental losses on my tax returns?

If you donate them to a 501(c)(3) charitable organization, you can get a tax deduction equal to the current fair market value of property, no matter what your parents paid and no matter whether title has been quieted or not.  

The city will not allow licenses to be transferred.

If you are going to go heavy into real estate investing, there are many ways to defer taxes, so losing the personal residence deduction may not be an issue.

Some that I have found seem to do it all including locate properties, generate leads, and some just run the numbers and generate reports.So far I have looked at these:Sure, here are the links to the mentioned real estate investment analysis software:DealCheck: DealCheck is a comprehensive real estate analysis software that allows investors to analyze properties, estimate rental income, calculate cash flow, and evaluate potential returns.

Regardless of how much you invest, your risk is spread among a broad base of loans, allowing you to track overall averages rather than luck, plus you eliminate (or, more accurately, minimize) cash drag.  

I’m surprised Bigger pockets allows this company to advertise to their members.