I have found a well-made checklist for you to go through: https://www.nar.realtor/law-and-ethics/cybersecurity-checkli...I'd like to emphasize on some point though.Section A:- These are non-negotiable.

It's normally the desire for immediate income that steers most investors towards bad investments because they are hyper focused on cash flow which is often portrayed differently in spreadsheets than in real life, and should be a consideration but not deciding factor.

Some lenders will require the money to go back on to the HELOC. 

What type of leases are most desirable?

Property 2 (CA SFH $1.8M FMV, $300k basis, 1992-2020 primary residence, 2020-current rental, my elderly mother (WA resident) is sole owner)1031 to WA, rent 1 year before converting to primary (or more desirable 2ndary) residence.

Just stuck overthinking the best way to go about it.

So, there is no need to go there.

If you are flexible, definitely some last minute deals but if there is a place you desperately want to go (e.g.

I learned that it's better to go for quality the first time if you want it to last.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Some use them as rentals.the biggest reason for doing things this way is a traditional bank won’t loan on  property that won’t appraise at their desired price.