If there are no agents involved anywhere in the transaction (which is highly likely in a wholesale deal), you may find that you can use a much more streamlined P&S agreement.   

Not to say that you can't use appreciation, but I see far too many people hurting by counting on it.We are about to go through a huge shift in mortgage rate affordability, with rates sure to rise to over 10% in the next few years.

Some of the people seeing success today are just getting lucky, so one bad tenant and the tide shifts.

I have been thinking about shifting the two that I own outright under a LLC. 

Nearly all of our investment purchase products are shifting over to the Non QM space where we can do no income/tax return programs on investment properties however you will be paying a premium. 

I have one long-term rental and one short-term rental and am looking to shift into this full time over the next few years.

Our frustrations come from trying to fix and change all these things we do not control.Instead, shift your focus to the TWO THINGS in life you can control:Your attitude and your effort!

I would personally recommend shifting your strategy to sell your Ohio investment property and get yourself a property to house hack in LA.

I say I partner with them, but I need to streamline this part honestly to maintain integrity. 

It avoids the CA franchise tax, is scalable so you can add multiple assets under it while benefiting from the liability minimixation structure of child series' , and it can streamline your operations by using one set of books, bank account, etc.