If the goal is higher cash flow, I would look at more midwest markets, or some of the Georgia submarkets and rent out the properties as section 8 rentals. 

Keep in mind, the "company applicant" isn't necessarily the "beneficial owner", and there is a whole section for each on the BOIR.  

I'm turning the corner on getting my house ready to rent. 

After researching online I found landlord responsibility under California Civil Code section 1941 described as followsClean and sanitary buildings, grounds and appurtenances (for example, a garden or adetached garage) which are free from debris, filth, rubbish, garbage, rodents andvermin. 

You can find more info on 1031 exchanges at this link: https://www.irs.gov/businesses/small-businesses-self-employed/like-kind-exchanges-under-irc-code-section-1031Regarding the change of ownership from joint to individual, there might be a couple of ways to handle that depending on your state laws and the terms of your divorce agreement.

And what corner of the Ozark's is this in?

@Patrick FricchioneIRC section 121(d) now sets a specific holding period when a 1031 replacement property converts to a principal residence.

I use OwnerRez and just searched the help section and they appear to have the rule setting you want.

I am exclusively dealing with Section 8 and military tenants.

They're not far from my house (I'm in 4 Corners) and if you've been watching it you see prices have been cratering in there, but I don't think they'll get down low enough where it makes any sense as a STR at least in terms of making any money.