@Jay Hinrichs as they say an attorney who represents herself has a fool for a client. that's especially the case when the transaction in question is in an area of law in which she does not practice. 

I'm only licensed in TX and not representing anyone here, but why would a CA resident need a CA LLC if doing business in other states?

We also negotiated the monthly payment terms to represent a positive cash flow.

When I made my awful, it was represented that the least went through March.

I do so because I know with the complexities that exist in the state Im licensed in, I dont want to run into some gotcha in a market Im less familiar with the complexities of.I also in the markets I am licensed in hire one of my colleagues to represent me, but that is for an entirely different reason. 

Go manufacturer representative direct. 

When I get off-market opportunities, those go first to my most established and loyal clients, and then to anyone else as I'll at that point represent the seller's interest. 

Keep us posted if you make a move, this is an under represented part of town so I would enjoy getting an investors perspective on it.

It would represent your 20-30% down when you write a deal.

:You'd be surprised what people offer up if they think they're getting a security deposit back lolI tried that once and they provided a relative's address that they represented as their own.