They're both currently month-to-month, so I should be able to get them the new lease before 11/1 so that it can go into effect 12/1.

The bbq and party sound amazing and could obviously have the same effect with extremely less pact.on my bottom line.Thank you.

I would have larger numbers but I only started earning like this 3 years ago and one of those years was effectively taken from me due to covid and 7 months of unemployment.

. #2 can anyone recommend a tittle company/lawyers that are familiar with investors and wholesaling.

RUBS is the cost-effective alternative to sub metering. 

I wanted to ask for insights regarding the demand for this offering in the area and what works and what doesn't as far as implementing this effectively. 

In San Diego, there are virtually zero properties that meet this requirement (I managed to purchase a quad recently that met the requirement, but they are real rare).This in effect implies that FHA cannot be used for triplex or quad in San Diego (excluding finding a unicorn like deal) and that you likely limited to duplex and SFH.I suspect if you do find a triplex to quad that meets the sustainability requirement that 1) it would be off market 2) it may not qualify for FHA for some other reason. 

Would hiring a lawyer even be helpful at this point? 

You protect yourself from lawsuits because, while anyone can sue you for just about anything, no lawyer is going to take a case against someone that has nothing but debt -- also another reason to use LLCs for everything because "corporations are people."

Bottom line - I've seen people with strong opinions both ways and you'd need to have a lawyer research this to get a definite answer.