Owning directly, owning in a Single Member LLC in any state, owning multiple single member LLCs, owning layers of LLCS....in all of those cases, the tax results just flow straight to your personal tax return and are reflected there. 

Does anyone know how the Prop 19 parent-child exclusion applies to multi-unit properties.

We need to know what your goals are to best direct you.

However this is more circumstantial and may not apply to your situation.My suggestion is to focus more on the operations of your business.

If you applied for a mortgage with the LLC it's publicly registered.

This is meant only as an example, but I personally know of 2 specific funds, very trustworthy and experienced, that are paying between 8-12% preferred returns with projected  returns higher.Unless, you want to be more active in your investing or do more direct investing.

It’s tough finding information on how it applies to multi family properties.I’ve also reached out to a few lenders and it seems 15% down is the minimum for a duplex unless it’s FHA.

Engage an architect, they will be able to advise you on how all of the issues written about here do or do not apply to your specific parcel. 

They have different nuances and I am not there to put eyes on everything and apply common sense in my opinion.

I am looking for a financial institution that provides non-recourse loans and has an in-house self-directed IRA custodian so  that I can keep the business relationship streamlined.