I do not know about your state but in California if you let someone stay in your place long enough for them to establish residence, receive their mail, or order services in their name like cable TV etc. then you have to give them a 30 day notice but not much else. 

Look for inherited properties in these zip codes, if these are located in well established        neighborhoods.

Get on wholesalers lists and establish a relationship with a solid investment type realtor.

This is an establish investor, odds are they're not buying from either of us, they have their ducks in a row to replace our role of buying, managing their rehabs, and possibly even managing.The rest of the process efficiencies such as bulk buying of construction materials and passing on the rehab savings is a benefit, but this one is common among most operators and property management companies, not strictly turnkey providers.

They were not so previously, and I am guessing the vast majority of them are not registered with the Rent Control Office.To your second question, if house was never registered for rent control, there would be no base level recorded, and I suppose a new one would need to be established once you move out.

I have formulated my own ideas of pros and cons and I want to see if they are on par with people who are already established to weigh how much I have learned. 

The returns are not groundbreaking, but the numbers work well.Once established in the area we may be able to compound success by upgrading an owned space.

This would indicate likely cash flow, but still run a more accurate pro forma using an established calculator (BP has some that are OK, but make sure you allocate enough for maintenance/cap ex).Get an inspection. 

The establishment of the legal documents will take you verbalizing your intentions and business plan to the securities attorney.

My guess is most people using the HMLs that require the LLC are not refinancing or have established the LLC enough to get a commercial line of credit with or without a personal guarantee.