I have offered to show some newer RE investors the pre rehab on Dec 1 and will extend the offer to you.  

Make sure you've got cash reserves for closing costs (around 2-5% of the purchase price, repairs and maintenance (aim for 1-2% of property value annually), vacancy periods (budget for 3-5 months of expenses), property management (if you're not self-managing), emergency funds for unexpected repairs.When choosing markets, look for those with stable job markets, growing population, and strong rental demand.

The point is that San Francisco RE is likely to do outstanding overs long hold period.  

Periodically checking the realtor.com and zillow "sold" listings in your areas of interest will keep you generally informed on what properties are actually selling for.Feel free to reach out with any questions during your research phase, happy to share some additional stats/info.

@Andrew M. yeah, if you opened a HELOC while you opened while living there then it's likely that they don't want to extend that current product.  

You can use the 1031 to sell a larger unit that provides better cash flow while minimizing active management.You can either try to cluster those sales together so they close in a way that lets your replacement property be listed on each 45 day period and you close on it within 180 days of the first sale (the first exchange that will expire).Or you could do something like a reverse exchange where your Qi purchases the new property and holds it for you for up to 180 days while you sell all of your properties. 

If not I don't like this as the payment will sky rocket after the 0% intro period.2.

Alternatively, you go to Market B where you can achieve BRRRR'S and buy and renovate $100K houses, each appraising for $140K and you repeat this 4 times over the course of a 2 year period.

Banks also won’t loan less than 50k on a home loan period.

Do you see a big increase in value after holding it for that short of a period?