I would also recommend that you do not narrow your investment options.

Hey @Tyler Speelman- 2 options to consider:1.

If yu claim one it doesn't void the option to claim the other one.Provided you meet the IRS requirements for both, as a tax strategy, you could complete exclude a portion of capital gains under Section 121 and then defer the remaining capital gains under Section 1031 (@Dave Foster is a great resource for 1031 exchange). ..

Would appreciate any other good options, especially those with focus on California markets. 

You are correct that it can be called but you are also usually given the option on either adding to the account or selecting what to sell.  

As already mentioned, he wouldn't be able to use rent from roommates to help qualify but based on the numbers you shared there should be a VA option available considering how much flexibility there is. 

Research the area's nuances, understand BRRRR financing strategy, network with local investors, analyze potential deals, use VA loans wisely, explore financing options, and network through investor groups.

You can use FHA and low-down payment options with duplexes, which inflates prices.

She had zero other options when she sold besides the deferred sales trust.

Another option you will see online are companies selling shares to sections or lots of trees via a tree plantation management company.