As already mentioned, he wouldn't be able to use rent from roommates to help qualify but based on the numbers you shared there should be a VA option available considering how much flexibility there is. 

I would also recommend that you do not narrow your investment options.

Would appreciate any other good options, especially those with focus on California markets. 

Real estate success is driven by demand, it sounds like you will have more tenant options and higher prices in Ft.

She had zero other options when she sold besides the deferred sales trust.

You are correct that it can be called but you are also usually given the option on either adding to the account or selecting what to sell.  

If yu claim one it doesn't void the option to claim the other one.Provided you meet the IRS requirements for both, as a tax strategy, you could complete exclude a portion of capital gains under Section 121 and then defer the remaining capital gains under Section 1031 (@Dave Foster is a great resource for 1031 exchange). ..

My husband and I just sold a property that we were renting in WA state and will have about $90k from that sale that I would like to reinvest, but not sure what the best options are around here to make the most of our money.

.: Quote from @David Lecko: Quote from @Mike Montanye: I have been researching wholesaling as an investment option.

@William Bohan as others outlined, there are several logical options, all with pros and cons (of course.)