What is your appetite for rehab?

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

If using accurate underwriting (something close to 50% expense estimate) your costs will be far in excess of your $3k current lodging expense.  

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

If you have patience and drink excessively, maybe a 203K loan would work, otherwise, I'd look for a turn key home. 

How do we protect ourselves from a tenant causing us significant damage in excess of the deposit amount? 

Any person or entity who in any way acts on behalf of, or in place of, any party of interest with respect to filing a claim for excess proceeds shall submit proof with the claim that the amount of excess proceeds has been disclosed to the party of interest and that the party of interest has been advised of their right to claim excess proceeds on their own behalf.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-ez for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

(animals not specified on lease, excessive noice complaints, etc.)