I know in my primary market you're required to have a brokers license to operate a PM company. 

I recently bought a deal in Berwyn that I should be able to operate at right around a 10 cap.

Any vacancy would add this cost to operating. 

Core Logic, Experian, LexisNexis and a few more niche players like them have already tried it and failed miserably.

3) If I should still run the income and expenses through an LLC, should I just create the OK LLC and be an out-of-state member as opposed to being a CA LLC operating in OK?

That said, we like any business do get a few clients who operate on the "ready, fire, aim" principal. 

There are dozens of operators on BP to invest with where your hard earned money will go much further. 

They say yes, but then, goes back to the standard operating procedure. 

I have one potential tenant who wants 3 out of the 4 offices and a few other possibilities lined up who might be interested in the 4th.Here are some factors to the decision:My ultimate goal is to buy and hold properties for a long period of time so that once they are paid off, this will be my retirement income (I'm currently 35).While I have a positive cashflow on my first property, I don't have a lot saved up at this point that I could put towards a downpayment for the second property.I talked to a banker who, based on my current finances, would finance 100% of the property, 5 or 10 year loan, 4.5%, amortized either 20 or 25 years.So...from my perspective that looks like $0 down other than closing costs, and tenants lined up who are interested in the office.One problem is that given the asking price, and what the monthly mortgage + operating costs would be, the rents for the 4 offices would be 20-25% higher than the market rate.The potential tenant who is interested in the 3 offices is willing to pay that because there are some unique characteristics that they are specifically looking for that would be hard to find somewhere else.Let's say that tenant is willing to sign a 5 year lease initially.

I am curious how you structure the wording regarding tenants not co-operating with showing.