(I also had to come to CA for health reasons, so I am not sure if that is an exception)- If I use any of the above, can I use a portion of the money to pay off personal debt?

Its not a set price per unit or building but rather a percentage of income to debt.

I used to work with a marketing company who claimed they could get me leads of properties already listed STR. 

Right now my debt is sitting at around 154k (8k outstanding interest payments). 

From there you can cultivate the relationship by email / calling them to stay top of mind for future leads. 

I have a handful of leads that leave plenty of meat on the bone and I would like to make sure I am not missing anything.

Congrats - are you putting zero debt on the property? 

My client is looking for one to consolidate some current debt and to finance solar.

If I finance the rebuild then the 1031 exchange presents some challenges (I will need to land a property that cash flows or breakeven so that I can get the loan for my rebuild, or banks will count that debt against me).

This kind of placement leads all of us to hole up in our rooms.