As a beginner investor based in the Seattle metro area, I'm eager to learn from your experiences and share my journey as I get started in this field.My current strategy is to focus on live-and-flip for the first three deals (looking for my second deal) to gain hands-on experience while building equity and learning the ins and outs of renovation and the local market. 

If you were renting to an only a couple as a long term tenant and they beat each other up (domestic violence) your liability is minimal.  

We have been talking about investing in real estate for a couple of years.

This exclusion allows you to avoid recognizing up to 250,000 of gain (500,000 for married couples) on the sale of your primary residence.Regarding your investment property in LA, it does qualify for a 1031 exchange.

However if you have enough reserves, 6mo or greater then I'd say chance it but a couple of missed payments from the tenants and you have to foot the payments out of your own pocket.I'm all for taking risks but I think you really need to evaluate the age of the major systems so you don't get hit with a bunch of cap ex all at once as well as your reserves. 

After a couple years and a couple different programs I can confidently say skip them all except Vena Jones Cox's the Guru Manifesto. 

I've tried a couple - truepeoplesearch, white-ages, property radar, leadsherpa, batch leads...Some services are better than others, but it is a numbers game and you also can cross check between different platforms.

A couple developers we work with skip LIHTC and the tax credits and go the route of impact funds to help alongside other debt and sometimes equity. 

So, to try to go a legal route because they might have fixed something a little over the limit isn't going to work.You will have to face that you selected someone that was not the right fit and be more hands on. 

Very difficult to be successful with this program when buying in these lower tier markets unless you are hands on as you say and yes, scale is necessary to achieve efficiencies.