To save on fees for both parties, we are planning to handle the transaction ourselves.

There are two steps you should take here:1 - Speak with an investor friendly agent/property manager who can help you complete a property analysis to determine current value, recommend renovations (if any), and if renovated the after repair value (ARV).2 - Speak with a lender to discuss loan options.

Class C: rougher parts of Oakland and Richmond, Hayward, Antioch, PittsburgClass D: the worst parts of Oakland and RichmondHey Becca,If you're ever interested in jumping on a call to discuss the Sacramento market.

Well worth the time and membership fee!  

Lots of discussions on BP about this; to LLC or not.I'm in the "not" camp. 

Wyoming offers anonymity (if that’s important to you), lots of the same corporate protections that Delaware does, costs less, and has relatively instant registration opposed to Delaware which takes several days.I’m happy to connect with you if you’d like to discuss further. 

We are furnishing the house but open to discussions about that.

Not only will they not reduce it but increase it with Non payment for added legal fees.

They have below average management fees and have been in the business for decades. 

Spending $40k on legal fees to obtain possession of a home from a “aggressive” debtor is not uncommon.