California is typically a hard place for cash flowing properties but due to the new light rail coming in that is currently being built from fresno to Bakersfield this looks like the trigger event that could help investors with the proper strategy.

If you're one who believes in "good debt" vs "bad debt" then you will probably be OK to pull the trigger. 

Pulled the trigger and now I am 5 days from closing on my first property!

I wouldn't bother signing with a realtor and communicating with a contractor until you are 100% serious about an area and want to pull the trigger.

The LLC beneficiary is not recorded only the trustee.I think the due on sale clause can still be technically triggered because it is being transferred from you to the Land Trust. 

You just have to be careful with this because this could technically trigger the due on sale clause and the lender could call the note due in full.

If we can get our money invested back out in 12-18 months, we pull the trigger. 

However my advice is if you already have 2 properties there, you probably understand the market well enough to go ahead and pull the trigger on purchase # 3. 

I now have a better idea of what could be "behind" the use of this expressionLike you, this is not the only quirk trigger.

I'm also looking for do's and dont's, any insight or advice before I pull the trigger.