I'd love to add you to our Buyers List but even more importantly I'm looking to develop genuine, solid, long term working relationships for win-win investments!

I recommend continuing to hold personally and to continue to keep it separate from your spouse.Oh and keep in mind CA may not recognize your 1031.

Because I genuinely love it. 

If you focus on doing this then you will not have to worry about "selling" anything to anyone, you just have to be transparent and explain the offer(s) you've come up with and why it is good, fair, and reasonable for both parties ... it will come across as genuine because it is genuine.

Unfortunately, this eliminates the house hacking option which I recognize would be my easiest introduction to being an investor/landlord.  

I've recognized an appetite for high(er)-end MFH's that have been done well and all systems in & out replaced to reduce/eliminate any near-term Capex going forward.

If it was a complex button pushing exercise and not easily recognized I would pay.

I led a mortgage company to 3 years of Inc. 5000 honors (2007, 2008, 2009), including being recognized as the 86th. fastest growing financial services company in the United States.

I'm genuinely curious!

Other than that, a genuine lender should never ask for upfront fees.