Definitely incorporate, get business cards, get polos with your logo on them. 

Some considerations on where you should consult an attorney are; Where any of the parties live, where the property will be located, or where you wish to incorporate the business and do most of the work.Any one of these places serves as a good state to seek the advice of a Business Attorney in.

Have you ever had to incorporate utilities that were being paid by the owner?  

My background is in corporate finance and I moved to Washington 5 years ago from Hawaii after getting hired at a company here.

That brokerage/logo must be on any advertisements.

However, the complexity with incorporating the concept of the Delaware Series LLC in California can be prohibitively expensive; insomuch as, California recognizes each series as a separate LLC, ergo $800 tax for each series.

Yes that was my original plan but I can't figure out how to incorporate the list into yea postcards I want to send 

I eventually would like to incorporate a buy & hold strategy for passive income, but at the time being I don't have the cash reserves to purchase a home out right.  

I have been in corporate America for the last 15 years and currently I am in transition. 

You can create PDF's and even upload your logo.