Quote from @Julian Dragos: If you convert to an LLC, everything should be changed into the name of the LLC.

In the next few months, I'm looking to get a standard CA NAA lease with RUBS included for billing the water and sewer, as well as requiring tenants to have their own renters insurance, as that is not something they are currently required. 

You may have to sell the whole property to access the funds in the IRA or 401k when you retire and for required minimum distributions. 

We're thinking of starting out with short term rentals near or on the beach.

Looking for some opinions please..I am on track to close on my second investment property (3/2)  in a few weeks or so with flexible plans for the Seller to rent it back at a discount for a couple months. 

I'd agree with mortgage news daily - the "average mortgage rate" generally tracks very very closely with the 10-year treasury yield (+ a somewhat steady spread) - google and yahoo finance on that are pretty handy

The hard money rehab loan is not the problem.

What was the outcome?

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

A local broker/investor has recently bought a tax lien for the house next door to us.