I am currently in the corporate world-tech sales and wanting to accelerate this business but taking a different and more complex route.  

I’ve seen a few properties for sale and sent offers in the past week, did not close on them yet but doing my homework in the area…

So put down minimum where it is breaking even, put in an ADU and sale.

Cover the boat and/or put a "NOT FOR SALE" sign on it and go about your day. 

They are just a highly structured form of instalment sale.

You cannot beat the power of an ADU for peace of mind, leveraging your home to pay less monthly and reduce your expenses and give you the experience and confidence of doing constriction, getting permits and working with the city and managing a very easy rental.

Lets look at foreclosures, and short sales....... smh

1031 exchange from a sale of a rental property plus HELOC to fund the remaining.

You can use the 1031 to sell a larger unit that provides better cash flow while minimizing active management.You can either try to cluster those sales together so they close in a way that lets your replacement property be listed on each 45 day period and you close on it within 180 days of the first sale (the first exchange that will expire).Or you could do something like a reverse exchange where your Qi purchases the new property and holds it for you for up to 180 days while you sell all of your properties. 

Since the property is under mortgage, just transferring to LLC will most likely trigger the "due on sale clause".3.