Brush up on what you learned while playing politics while running for middle school class president, get on the HOA board, and fix it.

Obviously there are several issues at play here, as not everything is a true apples-to-apples comparison and it's quite possible that many of these units are rented to family or long term renters, but the discrepancies are off by often $700-1200/mo. 

I understand the California markets are generally considered appreciation plays whereas the out of state markets can offer better cash flow; I'm still trying to figure out what works best for my situation. 

In these type of situations it’s best to play by their rules and make an offer you are comfortable with and not change it when they come back asking for more or telling you they have multiple offers.

I want to take courses online and am looking for a company that offers up-to-date interactive online content and well written material.

Making LLC creation MOOT get an umbrella policy. save the money and hassle of LLC and revisit at 10 units. unless you just want to 'play business owner', which lots of people do.

I assume this is a question you asked the previous landlord/manager for an application.I've never had anyone say they can't comment, but they usually play it pretty close to the vest and will say something like "they are in good standing."

If you want to play the negotiation game do as Franco suggests.

I do check online court records, verify the current landlord they list actually owns the property, and verify all other info. 

I'm one of the most visible people on the site, so many of the messages come from me.The forms you were offered are a package that we have created with the help of state-specific attorneys so that newer landlords who do need them can have a good set of documents rather than the "free" forms available online that do little to nothing to protect their interests.