I've used it many time In the past but only recently have I decided to utilize my profile and connect with other individuals.

Based on you just wanting to utilize the realtor MLS and for personal insight etc.

RealtyMogul - https://www.realtymogul.com/ - Also utilizing Reg A+, they recently added what they call the MogulREIT, with an advertised return of 8% and also with a minimum investment amount of $1,000 HoldFolio -https://holdfolio.com -Investors purchase a fractional ownership interest in a portfolio of 10 single-family rental properties (or a single apartment building) that the company already owns, receiving both fixed interest payments and a profit-share upon sale or refinance.

I know if we were taking out a loan this would not be possible as down payments for investment properties cannot be gifted, I'm not sure what the rules for all-cash purchases are.Since I manage our other investment properties in the area (all under my name), I don't want to put this new property in her name as it will create additional hassle of signing a new contract with our PM, creating new accounts with the utility companies, etc.Thanks in advance for the help!

All homes are renting for $600 and that includes their utilities and they are all on month to month leases.

Consider doing JV or tenancy in common (TIC) but that's to be confirmed with an attorney.Bottom line speak with a real estate attorney about the best structure for the deal and ask them to spell out all of the terms and responsibilities in the Operating Agreement.Good luck!

For my first deal, I am looking for a small multi family building in the greater LA area that I can utilize owner-occupancy.  

Also, I have greatly utilized the spreadsheets that came with the books!

Where can i find Utility and Mechanics Lien information, specifically the amount owed against the Philly Property?

Make sure to utilize the platform here as well as you'll often see investors asking for property management recommendations.