If you share the authors beliefs, it makes the book that much better.  

We chose not to put one of the units on an annual because of their history with the prior LL... the other unit's late payments came as a surprise because they had good history with the prior LL.

I know it will vary based on the local housing authority, but any information is appreciated.

I'll be setting up an LLC for this, but due to this size of this deal and my lack of history with a local bank that would make this kind of loan, I will likely be bringing in a partner/s.  

I have construction and real estate history but I have only done one investment deal for myself.  

Great advice from @Mark AinleyIf we have one adult move into one of our units, we ask them to designate someone we can work with.In the event of abandonment, arrest or death, the following person has the authority to decide when to terminate tenancy and how to store/distribute my belongings:Name: ____________________________________________________Address: ____________________________________________________Phone #: ____________________________________________________I would look at your local abandonment laws and see if you can store and/or dispose of the belongings.

Will the local housing authority (Richmond City, VA) come out an inspect before I can list? 

Hi,General question about prospective tenant screening for commercial space: If a new applicant comes in, and their business doesn't really have enough history to have a good background picture (e.g. new biz), is using a tenant screening service you'd normally use for regular rental screening a legitimate way to go?

As for establishing a payment history before the transfer, that's just something that sounds logical to me so that's why I do it.  

Unfortunately, there isn't any clear guidance in this area from the California FTB and I haven't been able to find any specific authority that allows it or disallows it.