Don't think that one particular out of state market will shoot you to success or abject failure. 

Even non-conventional lenders, most likely won't entertain this.  

I recently put the non leveraged properties into an LLC and now I can’t seem to get anyone to refi me out.

This, of course, leads to corruption and the non-payment issue and then the annual tax auctions where you can buy these lovely gems for $500.   

Get atleast 10% down preferably 20 % and be sure it’s worded that the down payment is non refundable. 

Sure, sometimes people use non-conforming rooms as bedrooms, but in my appraisals I designate such rooms as "sleeping areas," offices, or dens. 

Obviously $165/nite for 19 days/mo doesn't even touch your monthly loan payment, let alone everything else.Rentals in CA generally do not cashflow, particularly on the coast in SoCal.

With multiple tenants you are all on the deed as tenants owning a % interest in a particular piece of real estate.Any tenant has the option of doing a 1031, taking the cash, doing a partial 1031, or combining their 1031 with the other tenants.While changes in entity immediately prior to a sale and 1031, it is a very common practice to complete the 1031 exchange with the purchase of the replacement property and then change the entity structure to reflect ongoing goals/strategy. 

We have to post an abandonment notice, takes a week.If you proceed to eviction you will need to have the tenant served papers, so you are stuck if they are gone or non responsive.If it were me I would post both an abandonment notice and an offer for cash for keys. 

We have used companies like InfoUSA and other list generation sources in the past, but found that we had a hard time finding the owner directly and ended up speaking to a lot of property managers etc. which wasn't particularly effective.Does anyone have any ideas of companies or processes we can employ to help us identify properties and then get in touch with the true owners of the building?