I will give you the common-sense answer below, but this is California, where common sense doesn't exist.A mandatory evacuation is outside of your control, so you shouldn't suffer financially because of it.

What other kinds of loans or financing strategies are available that don't involve using too much of your own cash?

The kind that needs to be sent packing.

I don’t know how common vacancies are but I would say I could cover about 4-6 month in case of an emergency  

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

My plan would be use the 401k kind of like a hard money loan where I'd acquire the property, rehab it, then refinance long term, pay off the 401k loan and get it rented.

It could also be worth it to test the market and see what kind of offers you receive. 

This is one of the last investments that the common man or woman can make and get ahead in life.  

But in terms of the upfront fee, this is actually common in a commercial loan.

I am more likely to take a risk, but i suspect when my husband is out from under a controlling baby mama, he won’t mind a little risk either.I love Texas, try to vacation there often and my husband is aligned with Texas farm property as a ten year long term goal.I’m also passionate about the trades and if i could do it all again I’d be part owner of some kind of builder or remodeler or specialty trades business.