I have a 250k low interest loan on said property that is going to be paid off in about 8 years.

Freddie Mac also had a very low number of foreclosed multi units vs SFR in the Fannie Mae world during that period. 

Hi BP,I've heard too many horror stories on property management companies that are not doing their job properly (i.e. do not provide best advice on hazards, termites, do not try to save money when it comes to minor and major fixes around the house and in general do not act as the owner proxy and serve his best interest).From one hand, for 10% (especially on low income neighborhoods) I realize (but not understand) that I can not expect property manager to take care of my house as its own.

Mailers might work on smaller properties (success rate is super low) but rarely on bigger properties.Plus, why waste your time?

, but since each property should really be in a separate LLC, can't the root LLC be in a state with low fees / no reporting requirements like New Mexico?

It's been so low for so long that you can effectively ignore it for now and just use the 10% minimum, as defined in the CA constitution.)You didn't mention whether you secured your loan by recording a deed-of-trust.

To me, the NOI and cap rate seem low especially after you take into account a debt payment for the property.

FYI - my credit score used to be in the low 800's and I owned a $700,000 home in MN and I regularly scour myfico for help on letters, disputes, validations, etc.  

They put 20% down and LTV of 80%.This is bigger stuff though 30,50 million etc.Previous year interest rates were low in the 4's so could pay 5 caps.

One side is trashed (tenants moved out and it needs a lot of cosmetic work.. thus the motivated seller and low price) the other unit is being rented for $800/mo.Thoughts?