You can rent these books from your local library and they are very helpful:Form Your Own Limited Liability Companyhttps://store.nolo.com/product...Your Limited Liability Companyhttps://store.nolo.com/product...Also, here is the info on doing it in the state of Alabama:https://www.sos.alabama.gov/bu...Typically if the structure of your LLC is relatively simple (only 1-3 members) and no special agreements, it should be pretty straight forward to get it going.

Owner-occupied conventional loans typically go as low as 5% and sometimes as low as 3% in special conditions. 

If not, and if all are only for certain builders, you would be offering something special in your market and perhaps command a higher price.

I would pursue historic rehabilitation, mainly to qualify for Historic Tax Credits (Federal 20% and State 20%) unless I am obligated to abide by strict historic preservation rules which I don't believe I am.As you point out, I'm in contact with the City as well as Engineers/Architects specialized this area.I'd appreciate hearing from anyone with first hand experience in any of these areas, historic rehabilitation, adaptive reuse, conversions.

He was the person responsible to cancel his special "landlord account" with the power company, and I fully paid my bill for the month it was in my name.Am I in the wrong? 

Any firm you’re aware of specializing in this considering we’re both California residents?

I have many other examples where I have saved time and money by having this person with no real specialized knowledge help me solve and avoid major problems. best of luck on the deal

Payments have been on time ( because we enforce late fee and she learned the lesson that we will charge late fee when she was renting for two years prior)We are looking for a Forclosure trustee  ( we can go back to the original trustee who were assigned from the title company but they may not specialize in forclosure , don’t know).

., can they / are they likely to force through a special assessment that will apply to all owners, through the HOA board that I'm sure they'll control?

They also shouldn't be doing special assessments for elevator repairs unless it's a big unforeseen cost.