Regular vacation properties and second homes can struggle to qualify for a 1031 exchange, but this property in La sounds like it might live in a gray area.Your first step is to make sure that this property is a good candidate for an exchange.

Welcome to BB.Your smart to seek a Mentor I  suggest he has gray hair.Has done (Flipped, made all the mistakes ,made great money 💰. )And has a great smile 😃. 

Like everything else, there is always a gray area where you can get great result from a supposedly 'regular' agent and conversely, get a 'regular' result from a great expert. 

I have the gray hairs to prove it 😂.

But it's a gray area that needs definition for sure.

With that you can send him a violation notice (according to your states landlord tenant code) I would also send a notice to vacate at the end of their lease term now (no need to wait) so there's no choice to extend or gray area of assumed compliance.Good luck

I will listen and consider the story, but applicant is likely denied.Naturally, you have to apply judgement in gray area situations. 

In fact, it may shock you that you are supposed to pay all your obligations, not find gray loopholes to squirrel your way out of them.

Strike up conversation with any fellow attendee with gray hair about how they've done investing in California.

@Jason Gray, @Pamela Holmes, @Ashley Gordon, Account Closed tax sales trump all liens except local government liens such as nuisance, demolition, sewer, lighting, fire dues and sometimes library dues.