* Have adequate landlord insurance for each of the rental properties  * Have umbrella policy insurance to cover all the rental properties  * No luxury to setup one California LLC per each rental property for cost reason ($800x + extra $$ for CPA/lawyer, where multiplier x is number of properties)  * Actively doing buy 'n' holdBased on these conditions, here is my understanding.California LLC (or its protection) is not good for one or more of the following:  * Single member LLC  * Carry mortgage on rental properties  (risk of due on sale clause)  * Quit claim deed to LLC (risk of county property tax reassessment and transfer tax)  * All rental properties are in the same LLC  (pointless, just like all under our names)California LLC is good for tax write off, including but not limited to the following

If I didn’t have the luxury of the income, it wouldn’t be sustainable, but with the physician income it’s something I think that is worth stomaching.I saw people saying I should invest in commercial for medicine or move to other types of investment.

Replaced the floors in the unit we moved into with LifeProof Luxury Vinyl Plank Flooring.

I would get on thumbtack and hit up a few companies to see what they charge per sqft on some remodels such as luxury vinyl install, paint interior/exterior, bathroom vanity install should be a few hundred bucks, lighting fixtures should be about $100-$125 each, cabinet painting should be somewhere between $400-$800, countertop install you could look at materials online and see how much a local contractor would install for, etc. 

I've done everything you can in the front of house from bussing to managing in restaurants ranging from casual to luxury fine dining.

You can just go "eh can't find any oh well" or "hmmm let's just use this real house on 5 acres as a comp," but appraisers do not have that luxury.

The one area that's having trouble is the high-end luxury market.

I didn't filter by price point, so the following stats will likely be different if you take out luxury housing.  

.- I'm thinking 20% down to keep the mortgage reasonable.Right now, i'm focused on Woodbridge as I think that community, with the good schools, lake, parks, and luxury properties in the middle, might be a very safe place to invest.Anyways, if anyone knows a:- A good broker/agent who can not only help me find a good deal but won't mind answering questions and helping me understand the market better (to sharpen my investor skills)- A good area in Irvine to buy- Any good metrics to focus on (ie. $390 sq ft is too high..)- Info on how the markets changed recently, where it appears to be headed- How much I can get renting out 2bd / 2ba in Irvine (just in case..)- And how HOAs have changed over the years and what I can expect in the future (esp if I end up wanting to rent out the property)No problem sending me a PM or Colleague request if you prefer to respond one-on-one.As always, I appreciate all the feedback from the BP Community.

The luxury I have is that my former employer has a program that awards full scholarships of 20k per year to ex employees to pursue graduate degrees in any field of choice.