Just focusing on reducing debt , I tutor chemistry which has been helping with finances.

Client reduced price and using Direct IRA financing.

Sounds like lower non qualified / qualified ratio is the way to reduce CGs and depreciation recap.Furthermore, 1 property is owned by my elderly mother and can future reduce CGs via step-up at passing (assuming current step-up tax law)Property 1 (CA Condo $800k FMV, $450k basis, 10 year owned as 2nd home, wife+I are owner)Rent 2 year in CA (24mo rule), 1031 to WA, rent 1 year before converting to primary residence for 5 year before sale.Is qualified use years 10 (2nd residence) + 5?

Are you reducing my ability to network and conduct business and negatively impacting my future deal making ability by calling me a "fake investor"?

Owner-occupying a small multi-family property is a smart move—you're reducing your own housing costs while building equity and generating rental income.

Are there other ways to reduce my mortgage that I am not aware of (besides refinancing)?

The cost should be getting reduced significantly. 

He's very thorough with this standard inspections and he also offers "investor due diligence" inspections at a reduced rate.

I'm a small landlord with one tenant (I have two tenants total) in San Bernardino County who stopped paying rent since June 2020, making different claims--work hours reduced and that he's "having difficult times because his coworker died from COVID".

Increase earnings, reduce expenses, save, and invest.