The insurance agent (Safeco) says that anything over three units is considered commercial and therefore more expensive.I'm getting mixed results when I search online for what is considered residential vs. commercial.

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To offset cost I was thinking about using some of our assets to buy income producing properties.

I've been in quite a few hoarder houses and have seen the damage that can be done as a result but in this case the woman had become a hoarder as a result of her health issues that came on over the last 6-8 years.    

No, their strategy was : buy, install a giant water turbine under the house, connect the whole thing to the grid and produce electricity to 150+ households nearby.

Im looking forward to meeting people who have been in real estate investing in Los Angeles, specifically in the San Fernando Valley.I recently became a homeowner as a result of my dad signing our property to my mom and I, and am looking into advice/guidance as to what my next step should be.

More often than not, the owner would be named in any lawsuit resulting from the incident.If that rental property is owned by you personally, you would be named in the lawsuit and would have to fight to protect all of your personal assets from the plaintiff's claims both in court and with/thru your insurance provider.

I see brokers pushing stuff at 11-13% but feel I can do better finding buyers directly, just have not had the time to launch that part of the business so I am curious what you do and what kind of results you are getting.

Leaving my job has given me the time to focus on my business and look for additional ways of producing streams of income.

This doesn't mean you're wrong of course, it just means what you're doing isn't getting you the results you want.