You will always have to cover your points on the loan and any fees associated with it at close even if you are funding with 100% coverage on the project.

Where I've sometimes seen "qualified client" investor requirements ($2.1 million minimum excluding primary residence) is on feeders associated with funds that normally require "qualified purchasers" ($5 million minimum in investments).

You are claiming the the California Association of Realtors authority supersedes the IRS and Tax Court?

On the other hand, keep in mind that there are costs associated with maintaining an LLC (such as the $800 annual franchise tax in California).2.

I know it has to be titled in the bank's name and they get rent proceeds until your other property sells which it does have to sell in 6 months and you have an extra closing with costs associated.

If you want to be a "legit" property manager then you should consider joining National Association of Residential Property Managers (NARPM).

I guess part of the issue for us is that our lease agreement does include clauses that probably look scary to someone who signed a 2-year lease – the standard stuff of incurring costs associated with finding a new renter.

Just remember there's an opportunity cost associated with your time and a professional might be more expensive, but they can do it faster than you can.

However the lease has a Subordination clause "This lease and tenant's leasehold interest areand will be subject, subordinate, and inferiorto: i) the rights of any owners' association affecting the leased premises or Property "Obviously location is critical to us (as is for almost any retail business) and there is substantial cost of move.

I'm sure there's plenty I'm missing re: investing locally in the Bay Area, even with the costs associated with it.