I do think most of the MLS stuff is over priced here in the area specially knowing the rent values according to neighborhoods.

No special favors for family because they are most likely to screw you over. 

I'd say that is a personal question but I would not do a cash out refi where the fees make up more than 10% of my cash out amount, UNLESS, you need that cash immediately for a new deal where you will make substantially more money than the money lost, or you are also reducing you APR to a point where the interest saved will make up the fees over time.Also I just did a cash out for 50K where the bank I worked with had a low income neighborhood special and closing costs were only $500 bucks (lender fees, and title fees) so might want to shop around and see if you have any local banks that do something similar.

And if the mortgage agent is not able to really clearly map it out for you then seek out another mortgage agent that specializes in rental properties.  

You can rent these books from your local library and they are very helpful:Form Your Own Limited Liability Companyhttps://store.nolo.com/product...Your Limited Liability Companyhttps://store.nolo.com/product...Also, here is the info on doing it in the state of Alabama:https://www.sos.alabama.gov/bu...Typically if the structure of your LLC is relatively simple (only 1-3 members) and no special agreements, it should be pretty straight forward to get it going.

Owner-occupied conventional loans typically go as low as 5% and sometimes as low as 3% in special conditions. 

If not, and if all are only for certain builders, you would be offering something special in your market and perhaps command a higher price.

I would pursue historic rehabilitation, mainly to qualify for Historic Tax Credits (Federal 20% and State 20%) unless I am obligated to abide by strict historic preservation rules which I don't believe I am.As you point out, I'm in contact with the City as well as Engineers/Architects specialized this area.I'd appreciate hearing from anyone with first hand experience in any of these areas, historic rehabilitation, adaptive reuse, conversions.

He was the person responsible to cancel his special "landlord account" with the power company, and I fully paid my bill for the month it was in my name.Am I in the wrong? 

Any firm you’re aware of specializing in this considering we’re both California residents?