My personal 20% is setting up and maintaining systems and processes to find and manage properties efficiently, time management so I can put family first, having clearly defined goals, having the discipline to wait for the right renters and buy the right property for the best price possible and continuously learning.

Tenants are paying power and trash and I'm paying water and sewer (which is pretty expensive in this area for some reason) and I pay for the lawn to be maintained.

If you lived in ATL, knew the market like the back of your hand, and could maintain local control over your investments there, I'd say go for it ... but you don't live in ATL, you live in LA, so my advice is invest in LA at least starting out, where you have home court advantage.

Many condos have "special assessments" to cover bigger rehabs so they can maintain the appearance of lower cost of ownership.  

For example, I would buy a poorly maintained duplex worth $250k after $20k of rehab at the appropriate discount ($230k or lower), paying 3.5% or ~$10k down and funding the rehab from other personal savings and loans from family.

Good rental history, and is maintained.

Obviously I am sure this varies a bit from state to state as far as enforcement, but overall, Rhode Island does offer protection to the LLC if it is operated accordingly and pays attention to the smaller details associated with maintaining good standing and organization.  

Hello @Scott Turner and welcome to Biggerpocketsthose are relevant questions for the beginner.this is ideal place to get as many viewpoints as possible.Using home equity to conservative levels is ideal for optimal performance.An exit strategy too is ideal from the beginningAll the best forward

The code states that the if the tenant doesnt have control over the heating then the heat should be maintained at 70 degrees. 

In the United States, generally the property recorder for a town or county maintains a database of liens against property.