Investors are getting more aggressive with their tactics to obtain properties, such as knocking on doors, sending out letters, and using data from court records just to find ways to get properties in the area in such a competitive market.

If the court refuses to process an eviction, file anyway and wait your turn.

In Southern California, the Courts are very pro tenant and can be quite time consuming. 

We called multiple apartment complexes and found a few they could move into.

Would this cause a court to see myself and the LLC as essentially the same entity?  

I was thinking of going to the court house steps and basically see if i can get a good deal within 20k, what do you think?

This leaves the seller and their property disclosure the only thing available in court when they fail to disclose that foundation problem. 

If you don't mind handling calls for property questions after hours, or going after rent, or time in small claims court, that you really don't need one. 

We manage a diverse portfolio from a single condo, single family, 4-Plex, up into small apartment complexes.

If you're going to be getting financing from a partner, I think it makes sense to start courting potential partners and start hunting for deals.