Here are some tips.#2  MINDSET:  Just like some people will NEVER become real estate investors regardless of time, money, related profession, - MOST people will never become real estate investors.   

A real estate CPA can help run the numbers to see if a 1031 makes the most sense for your situation.This post does not create a CPA-Client relationship.

If you don't have to own your own residence though, why not invest the money in a profitable investment elsewhere and rent in Japan?

He went to the state program but his house was above the maximum California would cover, so he was "naked" (no insurance) when his house burned down.If you are an insurance company hoping to stay in business in CA, but losing money, and are not allowed to raise your premiums, what would you do? 

ask questions.also, you have to have money to invest. 

Are you looking for retirement in 10 years and an appreciating market or are you looking for a cash flow now maybe a short term rental or inexpensive cash flow market

My 2 cents.Kids need to be taught how to manage money and wealth. 

I work a lot with investors outside of the US from a tax perspective but from a mortgage perspective, as mentioned above hard money or DSCR is probably your best bet.

The ADU would be utilized as a short term vacation rental. 

As you may have found in your search, there are lenders that will lend up to 80% of the appraised value on investment properties and don't require an appraisal.Let me know if you'd like me to point you in the right direction.I have not; I'm still working on acquiring my next house hack, but when I need it, I'll probably use a combo of hard money and margin loan.