Don't wait until the end of tenancy, as there will rarely be enough to protect your interests if you do.4.

Every state and county is very different with their tenant protections, so I think it would be wise to call your local sheriff and let them know your situation.

They advertise that through non grantor trust your assets are completely protected. can someone provide me info about the non grantor trust.

You will split your asset in different LLC, limiting the amount at risk in each entitity, creating a better asset protection structure.

You have a low prop 13 protected tax base.

I’m starting from scratch as a wholesaler and the seller accepted my offer but I have no idea what Real Estate Sales Agreement to use for seller that protects me (wholesaler).

If you can, I wouldn't spend the money on an inspection or anything like that until you can get it under contract with an inspection contingency.

You could form a Joint Venture Specific LLC and have a good real estate attorney draft an iron-clad Operating Agreement to minimize your risks, limit liability, and protect your personal assets all at once.

I think G is kinda over us because we complain a lot about how crappy things are and G has to spend money to fix it.

After pouring a ton of money in these properties, looking at the numbers, it doesn't make sense for these investors to spend any more resources on them.