Travis - Thats a great approach.

If sellers arent saying yes to you then it is your approach. 

This SFR was bought with cash and was wondering when the refinance step approaches, what is the best way to find the most beneficial percentage of being cashed out at?

But it's another solid base hit and, in this market, I'm willing to take a turtle approach.

I like @Brandon Turner's approach which is buy a duplex and live in one unit (aka house hack!)

Is the best approach to have a real estate attorney draw up the documents? 

After about a month of no returns, I did some investigation and found that "Address Correction Requested" may be a better approach.

I am not sure how to really approach the price to her without insulting her.These are the specs  1464 SQF 4 Bdr 3 baths Located in Los Angeles, CA

How should I approach them?

I have been researching revocable trusts and came upon this interesting presentation that advocates use of a living trust in conjunction with an llc as the beneficiary:http://andersonadvisors.com/wp-content/uploads/201...Has anyone used such an approach and if so can they make suggestions of best practices and/or recommend an attorney who understands both estate protection and real estate investing in the Houston area?