Nore the rent control bullet is CA specific and I do not know how ADUs affect rent control in other jurisdictions. 

If you have any specific questions feel free to reach out I am always happy to help other BP members.

My point is cash has no exclusivity on being legally clean and far from it.

Louis, MO real estate, ABODEbucks is a full-service STR-specific management company charging a flat $250/mo + $20/night booked.

Most times when people look into it, they decide to just eat their mistake because lawyers usually want a big retainer and legal fees add up quickly with no guarantee of success. 

Then once the 1031 is done if “legal” take a loan out an buy your new primary house.  6.  

If they're doing anything another tenant would complain about I send them a written warning and the minute another tenant complains is when I'll double check to see if I can file eviction for that specific thing and give the tenant three days to knock it off. 

@Jennifer StammbergerWhat type of businesses do you want to cold call, and what is your angle specifically?

Happy to share more specific ideas!

To avoid reducing your lifetime exemption, you could gift equity incrementally, but this requires proper legal structuring (e.g., fractional ownership transfers).