Has anyone in the San Jose, CA worked with a lawyer to update or write up their living trust that you'd recommend?  

How high is their motivation level?

Once you have a deal under contract, you can throw it up on Craigslist and if it's a good deal, the buyers will find you, trust me! 

I have read about the formation of a trust and transfer of ownership to the LLC.

We've had one of the rentals for 10 years and after owning the property for 15 years, the frustration level has outpaced the value to me so I thought I'd toss out a question to the community. 

How do you coordinate that level of servicd from afar.

I wasn't sure if it's normal for people to work with a CPA who is in-state or not (I'm assuming most tax stuff is at a federal level with some differences at the state level perhaps?). 

Location is a feature in QBO similar to class, with one limitation, it is available at header level only, which means you are allowed to assign one location only in each transaction.

I think you can do an irrevocable trust. 

Trust me...when it comes time to sell you will want every dollar of that profit because you will have earned it!