Out of state investing in cities within a reasonable driving distance may be a good option. 

You can get started with rent to own/lease option or another creative strategy like buying subject to. 

These options could provide flexibility with your upfront costs and monthly payments.Expand Your Search Radius or Property Type:If you’re set on a single-family home, you might find more affordable options by expanding your search to nearby areas in San Diego County or by considering properties that need a little TLC.Partnerships:Partnering with another investor or family member might be a way to pool resources for a purchase.

However, I don’t yet have the funds for a down payment on another house, and I’m trying to figure out the best option for where to live while I rent the apartment.Do you have any recommendations for managing this transition or tips on finding a temporary place to stay?

I think a better option is to get a job in property management.

would love to see a seller finance specific calculator that has a option for 1031 exchange from buyer bringing in down payment.  

I sent you a messageI'm in your market ,Suffolk Virginia / Hampton Roads,  we can discuss your options.

And sounds like a good set of options you are looking at.Here's some data and visualization on recent trends in some of the markets mentioned here.

VRBO of course has no co-hosting option.

The spacious primary suite features a private full bath with double vanity, while the flexible layout provides options for bedrooms, an office, or hobby spaces.