Does unit 1's leasable area or use of the space include any part of where you will be building? 

Let me give you some general advice, then help with some back-of-the-napkin math.Adding two units and creating a 5-unit property is risky not because the buyer pool is smaller (there are ample buyers for every property in CA!)

My goal has been to borrow money for the rehab, rent it out to generate income for the Trust's beneficiaries, and then do a cash-out refi to recoup my down payment and any other out-of-pocket expenses.I believe there are limitations in an Irrevocable Trust, which would prevent me from simply deeding the property to myself or possibly even to an LLC if I create one, even if the end result is in pursuit of my fiduciary duties to the beneficiaries, as Trustee (i.e. making the home inhabitable and generating rental income for the beneficiaries).

In the markets I shop, there are plenty of properties that will cost around the 80k mark total (including rehab).

My original goal was to create $15,000 in gross rental income in 3-5 years.Now it's more simple.

Are all Flat fee MLS listing companies created equal?

My curiosity includes how timeframes are affected, the listing price of the home, quality of work etc. 

Here's what I created in an attempt to get either a lower price or better payment terms with seller financing.Background:  This is an international property in a Country that it's fairly common to ask for payments.  

Other options include owner financing and working with partners. 

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.