The BP community is so unique because most of us are here in search of a very similar goal.

Please forgive the lengthiness of this post.My situation isn’t unique, but there are one or two factors that make this situation, in my eyes, impossible.

Also since you're in CA this is going to be expensive (800 min) regardless of where your properties are.Generally speaking (this isn't advice, rather observation) unless you have a unique circumstance most people don't go the LLC route.

hello chad I agree with antione,if you can get a better rate of return on your investment capital investing out of state as opposed to your current locality make the change, another criteria you may want to use for selecting to invest out of state is that if you can investment your capital and recoup your initial investment in 90 days that is an attractive feature to consider investing in that locality ,and the unique thing about this is that you can be an absentee owner 

However, I think that I have a unique value proposition in that I'm providing the services of a real estate attorney and broker/Realtor at no added cost. 

Your operating agreement is really all your LLC has, and it's important for LLC owners to run their business in accordance with the LLC agreement.Also, for tax purposes, if the value that the LLC assigns your partner's property when he contributes it to the LLC differs from his own tax basis in the property, he then has a built-in gain or loss on this property, and this will likely result in unique allocations of depreciation, gain or loss on sale, and other items if you want to keep the IRS out of your hair.  

Does anyone have a unique strategy for this?

There are art shops and unique 1 location type shops down there. 

The vinyl exterior siding is new, the windows are new, the roof is somewhat new, but the interior has that "old" feel...in a good way and bad way.You'll notice the architecture is much more unique and more detailed than new constructions.

As well - Alabama Tax Certificate laws are very unique.