The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.

I'm trying to avoid having to use a PM for cashflow purposes yet the only LAIC I can find will only do it if the property has a PM. 

I'm not understanding the purpose of wanting to refi.As for the phone calls, look up trigger leads and how to opt out.

It almost feels like they make it difficult on purpose so they get extra revenue on late fees.

But never fear John, Mother Russia is happy to have you and there it is your nirvana as Big Gov rules everything with an iron fist.

Generally local agents have one purpose, to sell.

Should rent $800 to $950.The friend purposed the following. 

I would use quickbooks to perform bookkeeping for tax purposes.  

If the use of the funds are for business purposes, like investing in real-estate, you will have an easier chance of qualifying for a loan documentation and income wise.

The California government will deal with the damage the same way all governments do , they will find a way to raise taxes or get the Feds to pay for it ( that will be difficult with the new administration ) Here is what I find ironic , California has C.A.R.B. to pass regulations on vehicle emissions .