So this is new territory and I feel as though she is basically trying to sue me. 

This is a great example of how trying to avoid taxes can lead to a sub-optimal return. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

“The cheapest shirts are at Dollar General, but that doesn't necessarily mean they are the best.”How often when trying to save on “expenses” we end up costing ourselves double or triple by going with the least expensive (cheapest) option.  

If you want to find people who will try to help you lose your money, telling them how much money you have and where you will be is a good way to start.You are limiting yourself way too much by focusing on LA, but with $2 million to burn you could likely find some good cash flow if you are paying cash, but you don't sound like the management type just from this.

I'm done rental comps through Zillow, FB Marketplace and here on BP and it seems we could get between $1900-2500 for our SFH so we thought we would start on the high end and see what happens.I can't find the KPI test online but I've done the MBTI (on the Shorewest site) and the DISC personality quizzes and I feel encouraged that my skills and personality will be a good fit but of course also very curious to give it a try and see how I do in the long run, maybe I will be exposed to other roles that would fit as well.

@Todor Ialamov Making $$$ while trying to make $$$ haha I like it

I'd avoid trying to buy anything listed on the MLS due to the inflated prices that will kill your cash-flow.

First and foremost, EM is a "telegraph" of intent, so what is it your trying to say to the seller via you're EM?

I am trying to figure out how I can find a contractor or inspector that I can trust to view and walkthrough potential investment properties and would give me honest estimates, etc.