In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

I used Zillow exclusively and found it worked the best.

If so, you will want to factor the section 121 capital gains exclusion into your decision making.

@Taylor McClung "cost-effective" and "California" are mutually exclusive terms!  

Don't forget about the Section 121 exclusion which @Steve Vaughan alluded to.

Moving back in for two years to re-establish the section 121 exclusion may exclude a portion (not all) of your capital gains taxes, but you will still have the unrecaptured depreciation tax.  

He isn't exclusively real estate but competently handled my taxes for a few years. 

six bedroom house that is rented exclusively to students.

Your carrier will deny a claim if the policy states it as an exclusion or it isn't listed in your policy. 

Looking for someone that could give me some guidance and will keep my best interest on how to create an exclusivity rights contract, provide tips, etc.