Long term rentals are unattractive in CA imo especially since you can earn a lot more with different rental strategies even doing mid term rentals will still probably be more profitable than doing a long term rental.As far as hiring a contractor or bringing in subs for each item that will come down to how much you want to be involved, you'll save money finding and subbing out individual jobs but it will take you longer and you will need to manage everyone you hire and contract to do business with whereas a contractor will manage all that for you but there will be a premium put onto the price obviously for that. 

But beyond that, your question is so broad, no one can give you advice, other than: go buy a property, or a share in a public REIT.  

As far as the legal question, schedule a call with an entity attorney and ask them the proper structure to protect yourself.

Omg, the government is so smart.

The moving did all the packing and unpacking as far as I know.

This is so real @Kyle Pascual! 

We are educators, but as far as I can tell, the only multifamily educators who don't have a fund or raise capital from their students to fund our own deals.I'm not saying this is incorrect, or wrong, I didn't get into the education space to teach people how to buy small AND large multifamily, only to turn around and ask them for capital.

Most asset manager is so slow on their moves.

So essentially as an OOS investor I'm stuck as far as registering goes at the moment. 

Is it as simple as signing paper work to transfer it or does she have to legally sell it to my LLC and if so what would we be looking at as far as being taxed on it?