We are both self employed so retirement is something we have both started thinking about.

If you need to stay in DC for employment than I would recommend house hacking something, although I'm not sure how far 50k will take you there.

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.

Having watched many prior co-workers get paid, cash their check at the casino, and promptly deposit it all into a slot machine I can tell you with pretty good certainty that casinos don't have a positive effect on disposable income and good use of the existing income in the area surrounding :)Are there solid local employers OTHER than the casino in a 15-minute drive? 

My husband and his partners sold their company, and he is transitioning out of full time employment there in the next couple of months.  

Through my studies, I met my current employer, who owns a construction company where I serve as the Sales Director.

In terms of maintenance, they are generally safer because you are not responsible for the exterior and common areas and potential leaks, etc.

If you go back to work as self employed, there are some NonQM programs out there that can do a cash out refi after just 1 year of bank statements or P&L. 

Here's some online software options that you commonly see recommended on BiggerPockets.

If you are new to the business the most common issue is you're either locking up deals too high or you aren't finding attractive deals.