Zero evictions and zero cash for keys.  

Researching local job markets, schools, and even infrastructure projects can provide insight into potential appreciation and cash flow.You might want to explore markets in the Midwest or South, which often have lower entry points and better cash flow potential compared to California.

You may also have to get your "hands dirty" in order to make these properties cash flow.

I am aware of 1031 but wondered if I can just cash out without purchasing new property.  

Stack cash & build credit. 

Between the equity on the condo and the extra cash you have, you can purchase 2-3 homes. 

That kind backs out to 12-15% cash on cash return. 

But if you want to use a conservative approach and use the extra cash flow to pay off debt versus further investing, I think that's a very legitimate way to go about it.

I am a local agent here in Sacramento & I am a house hacker myself with 2 properties here that now cash flow.

Your $120K could cover a strong down payment on a cash-flowing duplex.