I would start with putting all of your rental properties in LLCs and take them out of your personal name.If you personally guarantee anything with the business and have to file for bankruptcy, at least you will not have properties in your name.If your business fails, but you personally do not file for bankruptcy, you will still be able to buy real estate.

Look up her name at the Recorder's office to see if you can find any more information or deeds filed with her on it.You could also try scanning through the articles of organization for her LLC on the SOS website.You could try truepeoplesearch or thatsthem or other online resources to see if any family members come up and repeat all these processes with them.You could also chat up your other neighbors and see if any of them know how to reach her.If you can identify a previous MLS sale, you could contact the agent and involve them in the transaction to get paid if they're able to connect you two and you end up buying the place.If you're hellbent, there's a lot of stuff you can try!

Other strategies for this are welcomed.At the end of the day the ultimate risk if I can't cover the mortgage is some form of bankruptcy and bank takes the property?

Lawyers are less likely to file suit on property that is leveraged because all they would win is the equity.

The IRS has access to every return filed from every landlord.

If you haven’t already done it, file your VA disability paperwork.

I would also file a 30 day notice. 

I have not filed BK or have any judgments against me.

My attorney recommended it to create another layer of liability.Would the SPV need to file a separate tax return?

One of my rental properties suffered water damage and I'm wondering if I should file an insurance claim or just eat it...?