We have a very unique market.

Look for CPAs who stay abreast of evolving tax codes related to real estate and possess a comprehensive understanding of deductions, credits, and depreciation strategies unique to the industry. 

If your local market is very active and homes are selling fast, you may be able to get by with doing less.Your Home’s Condition: If your home is vacant or has a unique layout, using a professional stager who can bring in the right furniture and accessories may help buyers truly visualize its full potential.Your Budget: Talk to your agent to get an idea of staging costs in your area, as it can be the difference between your house selling and sitting.

With my other listings, I use pricelabs, and on their site it says to contact them for more unique pricing.

Nothing new there, it's is not a uniquely CA thing, it's the US nation as a whole. 

With these auctions being the first Tuesday of every month, it seems like a stretch to get soil tested in time 

Typically Conventional will end 42% of DTI and FHA can get up to 51% DTI (and based on your credit score I think you should stretch to that 51%) Just a few things to start thinking about as you are working through the process. 

In my case, I went with a basic personal loan initially because it was more lenient with my lack of work history, even though the rates were slightly higher.Some resources, like Loansinfinland.fi, can be super useful for comparing loan options for unique situations like yours.

Smaller markets like Ocala, Spring Hill, and Palmetto can be great for affordable buy-and-hold strategies, while Gainesville offers unique student rental potential.

Even though your market might prove expensive, I would exhaust all options before ruling it out.Truth is, you have a unique competitive advantage in your market.