We're empty nesters (raised 4 children), with retirement a little over 10 years away.

Here are exemptions to Due on Sale(d) Exemption of specified transfers or dispositions With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon— (1) the creation of a lien or other encumbrance subordinate to the lender’s security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.

It's nothing lofty, but I believe it is rather attainable, even having small children like I do.Based on what I've read, wholesaling makes the most sense for someone in my position, starting out with fairly limited time and money.

no legal advice but from a fellow california landlord start the process. if she is a professional tenant she will quickly figure out all the things you have done wrong and cause more problem for you than if you just did it right.When my tenants are late or problem children  I sedt a strong professional letter telling her she has X time to pay or I will start the evection process under the fullest extent of the law.

She did acknowledge that her children were playing on the neighbors property.

Well, there was a family with small children living in the unit and because we are not a mold disclosure state there was nothing we could do about it.  

Stephanie and I exchanged contact info and I told her to wait on looking for an apartment so I can figure out a way to obtain a home for her and her children to live in.

Lots of families with small children moving in. 

I will need to stay in Minneapolis so as my friends, because they have small children.

. - There is A LOT of development just blocks from the property including a new city park, a new student apartment complex, and a new children's museum.