I never really want to leave my job to do real estate full time, perhaps for a year, but i'm sure i'll get board, fat, or both. 

And you can't exchange into improvements on property you already own.I think that you're spot on in your desire to consolidate and trim the fat from your portfolio. 

That's 4 students in one house who all get a nice fat housing check at the beginning of each semester.

Rent could be a little higher, estimating the worst case scenario for the comps I'm able to get so fat.  

I’ve dealt with people across the spectrum; religious, ugly, rich, poor, single, married, liars, deceitful, fat, thin, walk in integrity and manipulate others.

Looking to lease approx 4 acres of my land to almonds or trees

How else will other owners know that these guys are deadbeat pros, out to suck free rent out of what they think are rich fat-cat owners? 

If I could go back and do it all over again, I would do exactly what Joe is advising and I would be sitting back, fat, dumb and incredibly happy as a multi millionaire.

Part of the code which outlines the temperatures requirements:“There shall be supplied water heating facilities which are properly installed, are maintained in safe and good working condition, are properly connected with the hot water lines required under Subsection C of this section and are capable of supplying water at a minimum temperature of not less than 120 degrees Fahrenheit (120° F) and at a maximum temperature of not more than 140 degrees Fahrenheit (140° F) at all times to each hot water outlet.”https://library.municode.com/n...

Create a mortgage and note -get a Fat down payment And collect a steady income stream for the next 15 years with 10% interest