Courts would rater see private landlords go bankrupt first. 

San Leandro is a good bet, because many buyers are being squeezed out of Oakland and are moving south.  

Appreciation investing is dangerous and speculative, sort of like betting on sporting events. 

how do I setup and llc to receive private loans to flip properties?

My wife and I are about to close on our first property a 2 family in NYC and I'm already thinking as to how to get the next house. We have a family member that can loan us money at less than 3% the problem is that the...

@Joshua GostonAs mentioned by others, speaking with an experienced syndication attorney is your best bet.

The 2nd , 3rd, etc. tenant placement fee should not be paid, or a refund of the original amount should be due.One way you can hedge your bets on getting a good tenant is that FINAL APPROVAL of a prospective tenant must go through you, the owner. 

If you are ready for sub-to, have private lenders ready, friends with self directed IRAs, friends who you can wholesale to and belong to a large REIA then you will be able to do something (and monetize) with just about every deal that you come in contact with.Its like the handyman who owns a hammer.

They are easy to replace, the challange is finding an exact match.I would google Armstrong ceiling systems or USG ceiling systems that would probably be your best bet.

I bet dollars to donuts she'll take care of it.