Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Which in turn will bring plenty of other investors and general business to the area. 

You might also meet someone that could be a potential business partner.

Keep your licensing and permits in order, manage all vendor relationships with contracts and adequate insurance, maintain adequate insurance on your end and more generally operate your business soundly.

@Gyn Samples an RV park is less of a real estate investment and more of a business investment.

I suggest SIMPLE IRA for a small business. 

meant to say we have two financial regime right.the last 12 years are the cheap money regime, so buying real asset risk/reward is almost no brainer than holding cash, good to become borrower for asset that's appreciating (10%) lolbut in the last 12 months we moved to expensive money regime where holding cash itself is producing money with almost no risk, while doing business including real estate is having higher risk (compare to cheap money regime).

Have they changed or is it still problematic site to do business on?

That’s my job, to represent my client’s best interests, negotiate to help them best achieve their goals, abiding by all the laws, Fair Housing and Code of Ethics along the way.If someone doesn’t want to sign an agreement with me, they are free to consider another Realtor® who has a different business model and practices, or even go forth unrepresented.  

depends on what it is for. if its owner occupied loan then no, but if its a business purpose loan most states do not have usury for that type of loan.