I would tend to agree with you on this.

One saved me over $9k through the findings, but only costed $350 on a SFH.With favorable seller financing, I tend to go much easier on the seller.  

One way I could do that is by only targeting (for example) NYC, Bay Area, Denver, Sacramento, etc, properties with lots of equity that will still be cashflow positive at 7.5% according to some AVM that I'd run on my portfolio of twenty thousand notes where the owner is in violation (they can see it the instant you put it in an LLC, even if currently they don't do anything), those properties thus flagged of course tending to be prime real estate and cashflow cows, and I'd let the "meh" properties remain in their LLC without doing anything.

Money aside, these types of SFH's can just be tough to deal with as the low price tends to attract tons of inquiries from a bunch of prospects that are in no way qualified to pass even the most basic tenant screening process.

On top of that, I believe the HOA's tend to be more expensive in CA.

@Dons MarkIt is very important to know the local market where you want to invest.I personally have rentals, in Houston, Spring and Conroe.These areas tend to command quality tenants and they have great schools.You can start by getting in touch with local investors and agents.Also read this book by David M Greene Long-Distance Real Estate Investing: How to Buy, Rehab, and Manage Out-of-State Rental Properties All the best!

In my head I'm figuring more folks my age (50s), who tend to go for king at home, or splurge while away.Again, thanks very much!

Banks tend to make the lending process a little tougher when buying through your LLC as opposed to buying it under your name and then transferring the property over to an LLC.

I tend to find that the vast majority of properties in my price range (approx 150k and below) are not cash flowing based on the total expenses and estimated rental income.

This is because umbrella policies are relatively cheap and when you place them over multiple base policies they tend to make the liablity coverage more affordable while also increasing your liability coverage to $1 million or more.