I think our mortgage rates at about 5.5% for a 5 year fixed term though the feds just dropped the rates a few days ago.

I’d love to hear what performs well means?

I have made up my mind to start with one rental and slowly grow my portfolio.

I wanted to chat with people who have done subject to deals and see what had gone wrong with them?

I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

Looking to build a portfolio out here!

The home does have a long driveway to accommodate cars.

@Neal DaftarySo - You need to set up a regular LLC, this would be considered the parent LLC to the following series LLC's that you will create for the specific purchases. 

At the same time, it might be more cost effective to install coin op to lower laundry usage overall and add a bit to my water bill.

Given these concerns, you might consider asking the seller to either repair the issues or offer a credit to cover estimated repair costs.