A 1031 exchange is for selling an investment property then buying another investment property. 

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

She owns and sells tons of STR's there. 

So back to being a real estate investor: the only way to be one is to buy a property and create value out of it, whether through finding a below market value house and selling for a profit, or renting and creating cash flow.  

Many times a lender buys a property back at a sheriff's sale/auction where they are selling properties as part of a foreclosure.

Follow These Steps BEFORE You Start Flipping Houses in 2024 - it goes over the basics, choosing locations, etc. 

These areas attract long-term tenants who are willing to pay for quality housing​​.Mixed-Use Properties:Properties that combine residential and commercial spaces offer diversified income streams.

You can do a Reversed 1031 buying the acquired property first then sell the relingquished property. 

Cash for keys is definitely the best way to get people out in the day when I was very active at court houses steps cash for keys was by far the best way to get folks to move and bad tenants in a state with bad eviction laws to me would be the preferred method. you simply pay them when they are leaving the house not before.. that works fine and you give them more than 1k .. you make it worth their while..

Is there no one else of your religion in the area looking for housing?