I have a business where I lease houses in California and rent them on Air BNB. Can I use an out of state LLC (Florida or Nevada) for my business?

An LLC or corporation doing business in California has to pay franchise fees and taxes (as well as doing certain filings), regardless of where it is organized or incorporated; the state in which the LLC is organized or the corporation is incorporated will also require annual fees and taxes. There is no advantage to paying twice the fees and taxes. If you only operate in California, organize your LLC in California.