What is your niche market where you have the most properties and the most business, people know you, and your trades and PM are close.If the owner ever wants to sell, I want your guarantee that you will refer the sale back to me. 

That alone probably eliminates most people.

Attend meetups and meet as many people in RE as you can.

I know people are afraid of guests filing a credit card dispute and having your rent charges reversed, but hardly anyone talks about Airbnb arbitrarily refunding guests without consulting you and that's a far bigger risk IMO (which is why I don't list my MTR on Airbnb).

I hear this all the time on BP and other forums, and it just amazes me on how cheap some people can be on managing their own damn property.

I'd say test a few out and see what kind of people you get.  

1. probably the easiest and least complex options - also should not be really any more cost than opening a single member entity tbh...ensure that dissolution clauses are properly drafted for you both being on title2. for one rental property, this is overkill (although there are many people that will say you need to do this...the maintenance and cost of a trust for one rental property is likely not profitable) 3. personal name with good insurance policy if you're worried about liabilityHappy to go over ideas.

I really appreciate it if people in the community can point me in the right direction.Thanks!

Even if they're SoCal local meet ups, there should definitely be some out of state investors or people similar to your situation.

That also assumes that you have a fair amount of equity in the first place, which most people thinking about this scheme don’t have.