I want someone contractually obligated to my best interest.

If the deal falls through, do I still have to pay for the WDO inspection , or was my obligation to pay for it contingent upon the deal going through?

Similar to corporations getting better healthcare rates than small business due to the larger number of employees.

The vast majority of MF inventory here is large apts managed by giant corporations.

You can’t change an LLC to an S Corp. you can make an election to be taxed as a C Corp, S Corp or partnership but you can’t change it.You can file a new Corp and transfer the property. 

@Aaron MoayedIf you are investing in your own name, you will not have an entity with a California nexus.You could also explore non-corporate entities such as land trusts to create an enhanced liability layer around an out-of-state property but still stay away from any California nexus.

The members of each unit are treated under the laws of the state where the master LLC is formed as owning an interest in only that unit, and have no rights as members of one unit in the assets or income of any other unit.Each unit is liable only for its own debts and obligations.

In the past you had to both be co-obligators on the note/loan and document 12 months payment history but I believe they removed the requirement to both be obligated on the mortgage so long as you can document someone else pays it with out having to have both parties be on the note to do so. 

We sought an out of town owner who had owned for a fairly long time (5+ years minimum), and who was losing money every month based on obligations for their note. 

Why are you targeting corporate housing in tourist areas?