The City of LA (DWP) will send the overdue amount to collection against the person who established service. 

Has anyone successfully filed an tax return as a Real Estate Professional while managing a purely NNN portfolio?
If so, what activities did you document to prove that you materially participated in active managememt?

It includes details on how to select markets, establish criteria for selecting properties, due diligence and underwriting, etc. 

Although I've been doing acquiring and managing rentals for just over 4 years now, I still have a lot to learn. 

More then that, we just established new rents for our new and old tenants, and they are ok with it.

Should I continue to invest in my hometown given that the numbers work for cash flow, I have established connections, and I know the market?

I just wasn’t sure if the i/o angle was beneficial or not but I don’t really see a down side to it especially since it’s the only establishment that will let me use my investment property for a HELOC

This is to protect the developer's interests (money) until the last unit is sold by including at least one clause that establishes a min sale price by any member). 

On the other hand, as you mentioned, it seems like there might be some forced appreciation potential with the R3 zoning and the large lot to consider. 

I'm not sure about the laws in your state, but in CA, if it is established that you knowingly did not enforce certain aspects of your lease, they become null.