But it's another solid base hit and, in this market, I'm willing to take a turtle approach.

I like @Brandon Turner's approach which is buy a duplex and live in one unit (aka house hack!)

Is the best approach to have a real estate attorney draw up the documents? 

After about a month of no returns, I did some investigation and found that "Address Correction Requested" may be a better approach.

I am not sure how to really approach the price to her without insulting her.These are the specs  1464 SQF 4 Bdr 3 baths Located in Los Angeles, CA

How should I approach them?

I have been researching revocable trusts and came upon this interesting presentation that advocates use of a living trust in conjunction with an llc as the beneficiary:http://andersonadvisors.com/wp-content/uploads/201...Has anyone used such an approach and if so can they make suggestions of best practices and/or recommend an attorney who understands both estate protection and real estate investing in the Houston area?

But, an acceptable capitalization rate for valuations in real estate is usually 10%, the minimum generally required by similar investors.Call an appraiser in your area, just ask them, when using the income approach to residential real estate valuations, what do you consider an acceptable capitalization rate?

I would love to find something like this in my area, yet after approaching dozens of banks and credit unions over the years I still haven't found it.

I like the no BS, take action approach he promotes.