You will learn a lot, but you just may walk away with new friends, new partners, and maybe even someone who can call a mentor.

As far as some other comments about like kind etc, you can sell this SFR and then buy a warehouse, or vacant land or even exchange into a DST there are many other assets that are considered 'like kind'.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much. 

Making over a $140,000 isn't much of a horror story even if it's a "scary house." 

I really would want to stay away from any office properties in depressed or even semi-depressed neighborhoods, especially large ones (like a 13 unit complex).

Do you think it's common for a tenant to sue for an amount greater than insurance can cover, then take your property or even your personal assets? 

Even with a property manager taking a percentage, you’d still see a return, and it might save you a lot of stress managing the property from out of state.

Quote from @Paige Seeley: @Jay Hurst even with 20% down, what non conventional options are you talking about?