all of the things your talking about are readily available to you with simple google searches etc.PS BP has work shops that cost some money I have not been but I suspect those would be well worth the money..

Thoughts and suggestions or too complex and take the hit on capital gains tax as I sell my rentals?

We go by a simple concept, just do what you agreed too in the contract, nothing more, nothing less - if that happens then we all win.

I suggest contacting an RE attorney who can assess your options.

I suppose my question on this is: Is her simple statement (which came in a text, btw) to me of "I'm moving out," enough for me to take this kind of action?

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

Short of coming here and meeting face to face with them and come to a couple local REIA events to discuss, for those who are remote I would suggest getting into some of the NE Ohio REIA facebook groups to get some advice from locals.   

In fact, invest outside Calif for sure.I suggest you continue to rent and buy an investment property first.

The process is easy:1) You’ll receive a disarmingly simple one-inch-thick three-ring binder containing your plan documents.

Any suggestions on that?