Where Should I Form The LLC?

Hi, I live in CA, own investment properties in AZ and TX - where should I form an LLC? In the states where I have properties? In Nevada or Delaware? In California? The downside to the CA option is that the state charges you $800 annually just for having an LLC here. Do I need to have a physical "business" presence in the states where I register an LLC? And if not, do I have to register to do business in those states? If I'm using a management company (which I am), do I still need to register to do business in those states? Thanks for answers to any of the above