Consider an hourly rate times 2080(number of hours in a typical 40 hour work week)

Until you can answer these questions, don't even consider an LLC no matter what state you choose to file under.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

G'Day guys,Lately, I've been super duper pissed off with our investors that I decided to keep all of the deals for myself 🤷‍♂️I've always preached that there is not a single deal that we sell that I wouldn't be willing to keep for myself.So there's that lolJust picked up a 6 unit which us humble Ohio folk would consider an A class area (Sorry East and West Coasts as our A class is your Z Class lol)$160,000 purchase price$50,000 rehabCurrent rents are $3,000 per monthOptimized rents will be $4,000 per month.BPO before purchase $220,000 - $250,000ARV $350,000ARV with interest rates at 6% potentially $400,000+Cashflow = S#%$ load $$$Granted, it took 4 months to get the contract signed and we had to go to McDonalds 4 times to meet with the seller so sign each page individually single time lolYep, it was one of those.All in all, great deal and they are definitely out there.Working on another one now that will be converted into a duplex and is located in a top notch school district.Somehow picked this one up for $20,000 and needs $45,000 in rehab.ARV is $110,000 conservatively Combined rents will be $1,300pm.Ohhh yeah, almost forgot.Also, picked up a SFH from a wholesaler believe it or not for $20,000 that after inspection needs around $15,000 in rehab.ARV all day long is $80,000.Says WHO there aren't any good deals???

Ruins the finish and stains hardwood, and will often go into the cement slab and stay there so the smell won't come out so has to be covered with some kind of sealant.For a unit with all hard surface flooring I might consider an already trained cat.

You consider an opinion to protect yourself negativity?

And they will then consider an offer with a pre-approval stronger, all other things being equal, than one without.    

We ideally want to live in the greater San Diego area (Point Loma, North Park, South Park, Normal Heights, Balboa, Golden Hill) in a SFR but would definitely consider an apartment complex if it it meets our needs (parking, yard/patio for the pets, security).TIA.

What you consider an annual loss is actually increasing equity at a faster rate than it is incurring a loss. 

A seller is more likely to consider an offer if it's coming from someone with a lot of experience.