I do not advise Ontario due to the extremely pro tenant policy of our Landlord Tenant Board, professional tenants and anti landlord welfare pimps.

It is extremely hard to find properties in South California that can cash flow but it is possible if you continue to look and be patient. 

I am extremely eager to be able to help in any way possible!

Its a wonderful source of, typically, extremely low-interest capital that you should use.

With my tenants paying down about 18k per year right now and the 10+% appreciation per year, it seems a bit extreme to refi for the extra 14k in cash flow.

Warren Buffet quote is short but extremely eye opening

Frankly, I feel that within the next decade, tax return preparation will be commoditized and extremely easy (automated).

Taken to the extreme just to give you an idea: When it's a VA loan buyer, I get excited, because I can start paying off car loans, student loans, credit card debt, refunding Earnest Money, paying for the appraisal, etc, with the extra money!

.* If he were to pass away, how is my investment protected considering I now know that without a deed to the property, note or mortgage on the property the LLC holds no value or protection to me.All of your replies have been extremely helpful, and have made me realize I need to do more homework before investing in any particular deal.

It's Florida, where it gets very hot, doesn't get cold very often and doesn't get extremely cold, but it still needs both cooling and heat.