Best I can tell, you can make business purpose loans in CA without a license from you own funds using just a note and deed of trust, no other disclosures required, as long as you don't do 8 or more in a calendar year, and as long as you don't violate usury (i.e. interest rate <=10%). 

Use plywood or a steel plate for construction purposes.

So when you can show a seller of the property you want to buy that the buyer closing on your property is just a formality and you set it up that way on purpose most sellers are fine with it.

If they want do that then they will need to get the property under contract and assign it to you, which defeats the purpose.

So most LLCs aren't worth 10 cents or provide the liability protection or what ever the hoped for purpose they where created for.A partnership LLC operating agreement is written like a Joint Venture agreement including statements of risk, should the project fail.  

Each of the below list is actual dollars spent by area, my contractor broke down his bill/quote so that I could more easily allocate costs for depreciation purposes (among other benefits of knowing what I am sending by room).I would like to be able to depreciate each of these expenditures of 7 years but I am not sure if I am allowed to (with the consequential answer placing these depreciation dollars into a 27.5 year bucket):Screened in Patio: $4,798 - we are destroying a room and turning into a nice screened in patio.Bedroom renovations: $7,888 - updating bedrooms with new drywall, removing and replacing ceilings, light fixtures, building additional closet space, paint, trim, etc.Entry way: $4,308 - the shared entry way is a mess right now.

I can tolerate the 1 day a year where I break out income/expenses for each property on a spreadsheet to send to my CPA for tax purposes, but I'd like/need a way to make better projections and understand my position.

You can either use a internet web company or a lawyer but you should use an experienced CPA to get their advice on what you should do ior tax purpose and you know why you are doing that.  

That would defeat the purpose wouldn't it?

Transfer of Ownership For purposes of the provisions relating to supplies of real property which refer to transfers of ownership, such as subsections 168(5) and 336(1), (2) and (3) of the Act, "ownership" generally refers to the legal ownership (that is "titled" ownership in the case of the underlying real property), rather than equitable ownership of property.