Also, I am not expert but from our research thus far, being in CA we might benefit from a Delaware Statutory Trust (DST) vs a regular LLC. 

I am contemplating on investing close to my house outside of Philadelphia in Delaware and Chester Counties or down the Jersey shore.  

Here is their description of the greater Philadelphia area:Philadelphia-Camden-Wilmington, PA-NJ-DE-MD is ranked #46 out of 300 metros in the country in the month of February.

@Jacob Murphy Having done a number of homes with cat pee, and using the best agent I could find to de-odorize, scoe10x (google it--it's expensive), if it is THAT bad I'm going to say bite the bullet and pull the sub floor.Ozone generators, cleaners, kilz, sealants, deodorizing agent may get rid of the smell, and may even get rid of it permanently. 

The home is on a cul de sac, side by side duplex.

I looked up the deed of trust on the county website and then looked up the lender and saw a bunch of bad reviews online, as well as an audit against the company for not following HUD's guidelines and also that it went out of business in 2011. the company is called Financial Freedom senior funding corp governed by the state of delaware but did business out of irvine california. her deed of trust was executed to them in 2003. what can be done to unravel this?

My understanding is that I would set it up in Delaware and I would be good to go. 

GSuperb work in such a tough market (salut de Montreal)!

If anyone has experience doing this, particularly in Texas, I'd love to speak with them. 3) The options I de-prioritized, but may look at later are: + Holiday rentals: A good backup if neither of the above work out.

They are always looking for various strategies to get out of the real estate without incurring the income tax consequences.Here is a quick list of some of the more common choices that investors use to get out of real estate when they no longer want to manage property and/or deal with tenants:Seller Carry-Back FinancingNet Lease Properties (NNN or often referred to as triple net properties)Tenant-In-Common Investment Properties (TICs)Delaware Statutory TrustInvestment Properties (DSTs) Charitable Trusts (often referred to as CRTs)There are of course pros and cons with any type of asset class or specific investment.