I am selling it turn-key with everything that is in it currently and will ensure a streamlined transition for the new owner.  

It's been a long time question for me whether or not I should continue replacing the water heaters and ensuring proper insulation in the attic, or if I should relocate with a tankless water heater downstairs. 

The first is operational risk, the risk associated with operating the property efficiently, keeping costs in line, vacancy low and income high, management, etc.

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.This article goes into a lot of the considerations about whether to form an LLC or not: https://www.mmpph.com/wp-content/uploads/2019/04/May-2019-newsletter.pdfCalifornia is a sort of beastly state when it comes to taxes and filings.

In this scenario, ML will not provide you with cheaper methods, it will simply create a faster more efficient you. 

Some ways a tenant will search is by specific property location, rental term (nightly, weekly, monthly), a specific mile radius from a desired location like an office, rental rate, bedroom count, furnished or unfurnished, vacation rental, corporate housing, CHBO Complete™, keywords, pet friendly (or not), move-in now, map view or property type (apartment, house, etc.).Marketing IdeasPulling out all the stops to ensure your property earns high annual occupancy levels takes some time and commitment, but is typically well worth the effort.

@Sandy ScialesI agree that putting it up for rent and keeping it on the Market at the same time would be efficient.

This company pre-qualifies the buyer to ensure that everything is being done to Dodd-Frank standards.

Also in this scenario, you theoretically risk closing on one property and having the other deal fall apart (say to appraisal or title issues), so I would want my attorney ensure that both deals are tied together contractually if I went that direction.Probably a wise idea to consult with a title/closing attorney, if you go ahead and pull title this should shed light on things and direct you towards the correct coarse of action.

Realizing that I have nothing to show for the last 12 years of my married life I took it upon myself to start listening to the right people and educating myself to ensure that I have a better more secured future.