If possible I use that same section to refute the requirement...or provide an alternate path to approval. 

Alternatively, if something were to arise in our life (emergency or otherwise) while this money was tied up in an investment, we're left with few good options. 2) Time is not something I have much of.

Does anyone have any quickbooks alternatives that work for class tracking and or can recommend an accountant (ideally in the San Diego area) that would be able to get us going in the right direction?  

This includes BP and other investment sites, RDPD and plethora of other investment books, easy access to information including census data, job data, development data, city plans, etc.This can enlighten to alternate rental models: LTR, STR, MTR, NNN, etc.  

Maybe some alternatives, like buy a second one, move into that as your primary, then after a year or two 1031 the original one.   

I am curious if anyone has had any experience with an alternative service called https://zoomcasa.com.

Virtually all my offers in last 2 years have been with alternative financing. 

Your HELOC is a fine alternative to come up with emergency funds if need be.

This is not going to be the most "ideal" scenario that you would prefer, but the alternative would be to go through the lengthy process in housing court which may not guarantee any solution. 

I think selling their house on terms is better than the alternative and my sellers in some cases have told me I saved their life.