Biggerpockets banned me from using the message board.

That’s the “overnight success” that was 8 years in the making).We are honored to have you on board mate and don’t hesitate to reach out to us anytime.We are always happy to help.Thanks again and speak soon

RW or any other experienced commercial real estate brokerage will be a good sounding board for your plan and may have some ideas that have not occured to you yet. 

You certainly can 1031 exchange from CA to Hawaii, although the California Franchise Tax Board will make it a little more annoying by forcing you file a new form (Form 3840) each year after you sell...failure to file the form will result in taxes owed. 

For example, if investors expect higher inflation or economic growth, they may demand higher yields on Treasury bonds, pushing interest rates higher across the board.

Just be aware of the HOA fee future.Developers typically set the HOA fees as low as possible to get buyers in.Once they turn the HOA over to a Board made up of actual residents, it's not a question of if, only WHEN HOA fees will be raised to where they should be.This will adversely affect your cashflow, so you should plan for it.

I already got a letter from rent board saying i told them to leave which is false. yes this is SF,CA. people wonder why rent is expensive in sf its because landlord like us always get screwed by these tenant.

As every newbie LL/PM on these boards has revealed, there is a LOT to learn about a variety of laws; major routine processes; types of materials; contracts (all sides...tenant, management, contractors); financial reporting and management; construction methods; project and time management, and much more.

I've always seen having a license as a benefit.  1) It gives you multiple strategies when meeting with a seller.  2) I always tell the seller when I disclose that I am licenses that this gives them the ability to not only use the court of law if they feel I do something wrong, but they an also submit a complaint to the licensing board. 

I also don't know how long-term capital decisions will be made when the majority is essentially owned by a board of directors once my dad passes away.