However, it is a little more time consuming to manage because you need individual accounts for each LLC.You should hold as many properties in an individual LLC as you are comfortable with losing in a lawsuit.Also, with an LLC, I prefer to do a manager-managed, with me as the manager.

To take on changing the restricted covenants and HOA rules is a time consuming and costly activity and one that you would most likely loose.

It's a personal goal and the tenants just buying me time, not making me money. i would like to parlay gains from appreciation or additional investment income into something real in AZ though, and while I'm making good money and am healthy and able I'd like to jump in 10 toes.

The problem with a real estate agent is to adjust to what the consumer wants not what agents want.

****In summary, as hard money lender, or as trust deed investment providers, we have to have more of a "finger on the pulse" of the real estate downturns, as our position tends to "leverage the disaster" of a down market.Luckily, a small group of us backed off a little (not enough) when the market was puffed this last time.I'm really benefiting from the feedback and different viewpoints here on BP and I agree with your comments on Orange County, I own several rentals there.HOWEVER, I'm right in the middle of trying to make another purchase there, so it would be convenient for me if the OC real estate market wasn't quite as darn healthy as it is right now.Joffrey Long**** Where I say that trust deed investors are more sensitive and have more risk if the market declines, that depends on many factors, and there are many arguments that could be posed to contradict that.

I have a couple of properties that are paid off, and are generating between 9 and 11% cash on cash ROI including management fees and a healthy repair budget.

Not great, but pretty healthy returns if you can do volume.

It seems like this will hit the small player hard.I presume you are talking about CA SB978.For the small player, trust deed investments have been legislated out of existence in CA, same as private money investments in consumer loans have been legislated out of existence nationwide.

One thing is certain, the Boomers will get sick, have hip and knee replacements, need rehab, or work on staying healthy, causing all the businesses in those areas to prosper, and that's one reason why we are focusing on medical office space.

Learning my market is very time consuming, along with education.