Check out FilePlace, where user-created forms are available for free.

Feel free to reach out to one

Anyway, please feel free to do your own due diligence but it looks like we all got got.

I work 11-12 hour shifts, five days a week, in a demanding role, leaving me with little free time.

For your second question-either refinance it (you say it is mortgage free, so get a mortgage and pull out that money) or try a home equity line of credit (may not work as it is a rental).The difference in insurance quote with 5% and no coverage is ~ $1200 for the year.

Please feel free to connect if you have any questions. 

Feel free to DM me too. 

Here are a few ideas to explore that might help you get closer to homeownership in San Diego without selling:Cash-Out Refinance:Refinancing one or both of your El Centro properties could free up additional cash for a down payment without selling.

I used to do essentially free consulting with new investors on it but gave it up for some of the same reasons - everyone thinks you can just sit at home and buy good properties across the country that are in great shape. 

#10)  The birds provide a free, natural alarm clock!