The value add will include TI's and renting out the 50% of the square feet that is vacant.The hangup is that in a TIC structure we have learned that every person must bring money into the deal to achieve an equitable split.

Here's why:People who spend all day crunching are almost never viewing in person.

Also, as I am in CA, it would be impractical to be "boots on the ground" for an extended length of time to visit properties and  attend numerous auctions in person.

I am getting a RLI personal umbrella policy from an independent insurance broker.

@Bunmi JooRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

So now I have three rental units, plus I also rent out a spare room in my personal residence.

thereby allowing these plumbing updates to pay for themselves).I've got the toilets and faucets all picked out (because I have personal experience with these and I know which ones are good) - but I'm not sure what to do about the shower heads...I know that shower heads are an item that can be the biggest money-saver (because these tend to consume more water than anything else).

Additionally, if you choose to occupy your rental property, and need to get tenants to move out, you'll likely need to Ellis Act the property which you'll need to pay tenants upwards of $35k+ per person to relocate and will eliminate your ability to use it as a rental for up to 10 years.

However, interest on the same debt used to pay personal living expenses, such as credit card debts, is not deductible.But, wait there's more... 

Personally, I analyze the residential units as guaranteed income and don't look at the commercial space at all.