Others covered this, but I will put it in the simplest terms. 

And I have a intermediate company who won't answer my simplest question and suggest me to look for professional 1031e company to ask question.

Option 4 is the simplest as bank lending is a real hassle these days with the regulation burden. 

This isn't even the most efficient way to do that, but it is the simplest for proof of concept.TL;DR 200k investment house makes greater impact than 200k down payment on current CA market priced home.

The simplest way to get started is to network with other investors.

As far as exit cap rate, the simplest answer is to use whatever CoStar forecasts for that submarket in the year you plan to sell and bump it up 50 bps or so.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

It is the simplest thing EVER as long as you know how to.

So like everyone else said, you simply get a new agent.Every one planning to engage an agent should see this thread , Its funny how what you explained in the simplest terms in rocket science for the "expert" agents .If the expert agent is so proud of his advice  , he should try putting this thread on his website and see what his prospective clients feel :-)

Interest rates are a lot like gas prices, they go up and down each day and sometime several times in a day.But what if the best, friendliest, simplest, close-on-time-best, low stress lender was $100 more expensive?