After two years you can use the homeowners exclusion, or 1031 after one?

That includes Cali properties - those are your assets.Also insurance policies have exclusions - read yours carefully.

May I suggest putting an ad in local newspaper and craiglists for a handyman or go to a local real estate meeting and ask around.

Nothing is better than a killer deal wrapped with a bow exclusively for your top clients!

Around 300-600  per year cheaper here of you take the exclusion. 

Currently, my portfolio is exclusively small multifamily.

In that case you would get the full exclusion and only have to recapture depreciation.

A few are actually active right now, if you do a quick search, but insurance has deductibles, coverage limits, is easy voidable, has notice requirements, and doesn't cover a whole bunch of knew or should've knowns, as well as a plethora of other exclusions.

UPSET SALEThe Upset Sale is scheduled each September and includes those parcels whose taxes, from two years earlier, remain unpaid or other specified conditions exist.Properties scheduled to be presented for Upset Sale are advertised in two newspapers and the Montgomery Bar Association journal within two months of the sale.

I'm not familiar with the area, but I know an agent who works almost exclusively with investors like yourself if you're interested.