Only large corporations can withstand this kind of risk.

The 1031 is only into like-kind investment real estate and typically is only 1-3 properties and therefore only 1- 3 markets.

The best way to get that IMO:- Kindly ask 2-3 local large Property Mangers in your market if they'd share there lease.- Check the Off-Market Facebook Housing groups at your school. 

That’s the kind of move that separates average investors from the pros.

You can be firm while still being kind.

Any kind of cashout refi or heloc will require income (ability to repay) and decent credit.

What kind of premium has your wife received for monthly leases in SF?

I would visit local meetups for real estate investing, and also network with agents in your area that work with a lot of investors.

I have researched the different kinds of loans for this but I would love to speak with any lenders or other investors in this area.

Finding handymen is NEVER easy:( Often, you have to use trial & error method and weed through several before finding one that is acceptably (never pefect) reliable, quality, will fix warranty issues and has decent prices.Try visiting a Home Depot 6-8am on a Saturday.