This price range makes cash flow neutrality challenging, especially in desirable areas like beach or lakefront properties.

It is true that as much as it is tempting and desirable to focus on a hundred things at the same time, actually staying focused on a specific thing and trying to master it is a difficult skill.

we are using REsimpli for our CRM and they can pull data etc. its pretty much a one stop shop for running an investment firm/renovating/wholesaling.

To evaluate Real esteate deals for creative financing, start by identifying seller motivations i.e. financial distress, desire for passive income, do they need a downpayment on their next house, etc  and property factors like equity or existing financing terms.

What you want to steer clear of is the design firms types that will tell you that not only will it be expensive but take a ton of time.

Myself I firming believe Norada needs to issue those shares at what ever valuation they are so they at least honor that part of the contract.

It's normally the desire for immediate income that steers most investors towards bad investments because they are hyper focused on cash flow which is often portrayed differently in spreadsheets than in real life, and should be a consideration but not deciding factor.

What type of leases are most desirable?

Property 2 (CA SFH $1.8M FMV, $300k basis, 1992-2020 primary residence, 2020-current rental, my elderly mother (WA resident) is sole owner)1031 to WA, rent 1 year before converting to primary (or more desirable 2ndary) residence.

Your desire for control and liquidity are likely the two biggest assessments you need to make first, as this will start to narrow down your choices very quickly.