Many methods will not return that original investment any time soon.. it will be out there working for you, but could cease to be liquid for long periods of time.So visualize your money going into each of the methods you have mentioned and tell me what you would see playing out over the next year or so.

@Dan Schwartz her lease is 12 years old and the former landlords kept extending it so the lease is kind of crap but it ends anyway this month.No security deposit as it was paid years ago to someone else and she would not get it back anyway - the place is not in great shape.

Due to my credit score, mines is variable and matches whatever the current prime rate is currently 3.25%. 5% is not bad if you can get it fixed for a period of time, maybe 10-15 years.

Well, the Intent, along with the holding period will be important in order to qualify for a 1031.

Here's why, and how it works:1 - Think of the Lease agreement as a contract that gives you control over the inside of the property (use of), and the Option agreement giving you control over the outside of the property.2 - The Option agreement gives you the exclusive right to buy the property for an agreed upon price, within the term period stated within the Option agreement. 

I look at mid west properties for cash flow vs CA properties with negative or break even cash flow and over a 10 year period, the CA property beats it each time.

No. 216-20, which was later extended, that prohibits the eviction of residential tenants before September 30, 2021, unless the eviction is based on the non-payment of rent (in which case the statewide eviction protections described below apply), the Ellis Act, or is necessary due to violence-related issues or health and safety issues.The State of California Enacts Statewide Eviction Protections for Non-Payment of Rent.On August 31, 2020, after the local COVID-19 eviction protections went into effect, Governor Gavin Newsom signed AB-3088, also known as the “COVID-19 Tenant Relief Act of 2020”.

Then after a short period of time move out of one of the units and move on to the next purchase. 

If no children live in the house (or rental unit) then when lead is present I am not sure if it has to be removed, but if a grandmother lives in the house and her grandchildren visit her for even short periods then the lead has to be removed.

The money follows the child, period, to any school that will accept that money and not a cent more.