The semi is a bit too shiny but can work.

Real estate is so localized that most federal based policy changes don't have massive influence.I can see him (semi-)privatizing Freddie/Fannie.

Charming, smaller coastal towns with a slower pace of life, natural amenities, seclusion and semi-self sustainability are high on the wish list of many high level clients and investors. 

They live in a semi HCOL area called Torrance (house is in a good zip code 90503).

For example, I have a subject property that has 1682 SF on the main floor and 810 SF of finished basement (the majority of which is about 8 feet in height with the exception of some bulkheads to hide the mechanicals) and 271 of semi-finished basement that is a utility room basically (washer/dryer, freezer, hot water heater, furnace, some storage).

Any semi-intelligent agent is going to do the math and want to cover their expenses.

If I buy OOS it will be in Nevada, looking at the numbers and possibly renting out the house and moving into it later when I semi-retire.

Most take near a year in southern Ca, but you hear of exceptions in both directions on that timeline.What some developers are doing here is leveraging the affordability issue and getting permission to build additional ADUs by designating some as affordable or semi affordable units.  

I encounter this semi often as I broker to buyers and also own a PM company so often have to do the same or similar transition as you are looking for, for my clients. 

I have a calculator (semi-ugly but effective excel sheet) I use to look at the numbers on all 1031 exchanges I’m considering.Let me know if you want help with the calculations