So you will use all of your normal professionals. 

She told me she didn't know how to write a contract, and I assured her, nor do I that is why I am seeking professional advice and we can talk over the weekend (I was sincere). 

Both the driveway and back patio are concrete pads that are cracked and broken (beyond repair).

Welcome, @James Hill IIISoCal can be a tough nut to crack for newbies.A couple years ago I mailed out lots of letters to homeowners across LA County with no luck.Then I tried rural Kern County and got a deal from a distressed homeowner in California City.The margins were not as large as they would've been in LA or OC, but I was able to rent it out for 2 years before fixing it up and selling it for a decent gain.Also, have you considered an owner-occupied small multifamily for your first deal?

Form 4684 will be involved, that's for sure.And you already know that I will suggest getting professional help.

I find it hard to generalize except on a couple of things.If there is an outside, read professional management company in place they charge a fee and will have a minimum dollar amount that they will accept for monthly/annual fees.

I have done about as much as I am comfortable taking on and am looking for some professional help for small misc projects. 

@Fred CanzanoIt really is time for you to get off the internet and onto the phone with a plan professional and your tax advisor. 

After quarter one i realized that my organizational skills around xcel are horrible and alot of leads were slipping through the cracks!

Should I bring in any professional appraiser as part of my due diligence?