Did you do any kind of lease addendum when she swapped apartments?

You might consider seller financing because you avoid the tenants and toilets kind of thing.

At sale time a % is allocated to the primary residence and the remainder of the parcel is considered investment/1031 property.I don't think you'll get any kind of answer from your intermediary and your CPA may not want to hang their hat on something that doesn't have a ton of case law backing. 

"Supporters of a state ballot initiative to expand rent control options for cities across California announced Monday they had gathered enough signatures to qualify the measure for the November 2018 ballot.If passed, the measure would repeal the 1995 Costa Hawkins Rental Housing Act, which sets limits on the kind of rent control policies cities are able to impose.

@Sheldon A BarachoYour desire to have personal use of the property is a deal killer for any kind of IRA or Solo 401(k) based program. 

I’d love to meet up and chat, see what kind of stuff you’re up to here in town!

My main issue was not losing my positions in my other accounts, thus the need for a personal loan or a collateral loan of some kind. 

I am trying to think of how I can acquire all 12 creatively, but I’m kind of stuck.

Build some kind of a mesh guard, maybe out of chicken wire, so debis cannot clog the drain.  

Been referencing to it but still kind of lost