@Tyler Bobo,  the 'it depends' answer might apply here. 

I'm assuming your parent's concern is "retaliation" but I believe that would only apply if the tenants reported the house for a code violation or something similar.

We plan to close on this one next week and right away apply for another one.

So are you the only person that can apply for tax deed now?

This focuses on Seniors but would also apply to Owners with Low Financial Stability Scores (FSS)https://www.biggerpockets.com/member-blogs/11806/84376-your-letter-to-seniors-offer-them-something-they-care-aboutI think letters that resonate with a seller will be more effective.

California also has special fees that apply to out of state LLC's, and I don't understand whether the tax treatment of these entities are different.Would appreciate any advice, as well as a reference for a lawyer to advise and help create protections offered by different entities (Series LLC vs Delaware Statutory Trust for example) and a CPA to help advise on the costs/benefits of using those same types of entities.

When you plan your postcard stress that "selling your house will be easier than you think", then talk about how you are prequalified, that they won't have to fix anything or have lots of strangers walking through.I wrote a blog talking about letters to Seniors, but most of the points apply to the average homeowner who might be thinking that they want to sell but feel a bit overwhelmed at the work it will take.https://www.biggerpockets.com/member-blogs/11806/84376-your-letter-to-seniors-offer-them-something-they-care-about

Does this still apply to me? 

What are the main criterias that lenders look for when you go to apply for the cash out refi?

@Arty Fresh I'm not a CPA so you would have to ask a professional for the details, but in general...you need to have documentation (paper trail) of every mile and how that mile applied to business use.