Why are you starting the property management business? 

I wouldn't make this your business.

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.

GSA has no problem entering into leases on its own.I think the whole arbitrage an apartment or rental idea is one of the worst ones around here - and that is saying something.

And if a high water bill pushes you over the edge, maybe not a good idea to buy real estate (yet) - save up a bit extra. 

If you want to shower me w/advice on my specific scenario:2x Duplexes4% Mortgage Rates / Very small loansMixture of LTR/MTR/STRActive Income (not very passive)Net Income around $24,000 in totality (however my books are a mess and am currently working with someone to CLEAN THEM UP so I can get a clearer picture)Would you a) hold; b) sell and open a franchise or other business venture ?

However for business development or scaling your business to the next level, these courses might offer some help.

I'm open to "outside-the-box" ideas as well (getting into-self-storage, etc.) 

I got into this business working my day job, saving money for a down payment and then working from 6-11pm and weekends renovating the crappy houses I bought, so I could then rent them out.Recommend you find a way to motivate yourself and get your finances in order.

My thoughts are to either consider it as a wholly separate business, using my (future) agent license to get to know the market, generate leads, etc.