Separate issue is only 13% of CA homeowners pay for earthquake insurance because it's so expensive and the deductible can be really high.What are your re-building costs in your area?

It separates your personal assets from your business, providing a safeguard if any legal issues arise related to tenants or the property.

What I would do is try both and separate the leads from each and see which one is better.

I proposed the question if the separation of funds was for asset protection.  

I am now under the suspicion that their friend, the one who is still living at the property, is the one who created separate accounts for all three of them and did the signing for each individual who is under this lease agreement. 

They are all on separate parcels, paid off and occupied by long term tenants.

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

However, could she gift half the property to the son who lives with her, which would allow them each to use their own separate $250k capital gain exclusion? 

I assume mountain towns are my only option for cooler in the summer without humidity. 

It is a corner lot, so they actually have two separate driveways, which is great for privacy.