Canadian banks wouldn’t consider it, and foreign banks usually require more time in the country and a steady income (which I do not have at this time).

So, if you create an LLC in another state, you will need to register it as a foreign LLC in California.

If you live in it for less than 2 years in a 5 year span and sell your looking at capital gains taxes unless you do a 1031 exchange.... some people leverage this incentive so you need to determine where you fall...or are you keeping it for 30 years?

I've been thinking about getting a partner to pay for the rehab in exchange for a percentage of ownership, but I'd hate to give up the cashflow when it's fixed up. 

Should I  1) hold onto the property and take equity out to reinvest in another real estate venture (leaning towards MHP) or 2) sell the property and 1031 exchange 3) contact the investors that are building around me and see if I can partner?  

Fourth is the foreign immigration of folks and that won’t ever stop.

First step would be to determine the value of the exchange and what that will buy you in the market.

If instead of selling outright, you exchange your property for some other real estate, known as a 1031 exchange - then you do not have capital gains and you do not create any room for passive losses as in #1 above.

That is like 1031 Exchanges that you can do with a good Title Company who has that Department.

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.