If it's in an area with high appreciation I would try to extract the equity via a HELOC or cash out first.

If you the return you are getting for your equity is low, doing a 1031 can get you into a better position without dwindling your cashflow trying to keep the properties you have. 

Would this be better to try and go through a local bank or is there good options for private money or other banks that specialize in this?

That will be an issue if you change it to try and make it contingent on financing.

There are a couple of things that come to mind, if a payment is missed the lender cares, if the servicer goes out of business or misses a substitution of trustee, the lender cares, if the borrower goes to the lender to try to get removed from the loan (usually to buy another house) the lender cares, if the property gets caught up in a bankruptcy or divorce, the court cares and that means the lender gets involved.

Trying to get myself out there but I know this is a really special community to be a part of.

I am going to try and find ways...there must be a lot of Orange County meetups... we just don't know them yet haha

Also, are you trying to avoid one with an ice maker--potential here for additional maintenance if any issues arise.I've had Whirlpool, Samsung, Frigidaire in properties without any issues.Make sure you're aware of what the manufacturer warranty covers things such as parts, labor, and compressor.  

You could try typing developer on to the search magnifying glass in upper corner.

Tried other things but can't make anything better since it gives me space, allows me to prioritize and delegate, and is practically free.