The capital stack especially in CA is VERY complex and typically involves everything and more that you mentioned.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Second, their website does not mention a single thing about COMPLETED projects.  

The numbers you mention in your post are confusing - like $150k annual income from a rental property.  

You better buy a great place, furnish it well, and take good photographs, not to mention iterate it with professionalism.

Maybe you already have it, but I didn’t see it mentioned.

I don't know that @Dave Foster earlier mention worked...I'll let him chime in as the expert, but you can 1031 for less it just results in 'boot' which is taxable.

It's seen in the areas I just mentioned.

You mentioned using your 401K for rehab but how about using that for a down payment on the property and then using your credit cards for rehab costs?

Not to mention you need to have some liquidity left over after the deal closes in order to qualify for a loan.