The definition of "doing business" is pretty broad according to the Franchise Tax Board.There are several considerations that can go into the analysis of whether you need an LLC or whether a large insurance policy will suffice.

If you can’t, I would at least either plan on frequent trips, or hiring someone to oversee the project with clearly defined expectations.best of luck!

@Steven OrtizWelcome to BP and to the city of Angels :)I definitely think that investing locally in LA and surrounding areas has its perks (appreciation, easier to manage) but first you will have to define your goals in RE goals and go from there.

I'm renting out the renovated home and have put up a privacy fence that defines the yard, leaving a well defined adjacent lot.

Step one would be defining your criteria.

Does anyone know how Westchester County defines an in-law suite? 

Survivorship in joint tenancy defined; proviso as to partnership; unequal ownership interests.

If someone is admitting that they don't have the time for this important process, I don't think it's right to tell them they'd still be better off trying it themselves and painting all agents with a broad brush of mismatched interests.

Obviously, this can depend on how you define success but for a newbie, what should their focus be?

Since the map for you is much more wide open, instead of recommending an area for you to search I would suggest having a conversation with a realtor or a few to define what you are looking for in an area.