If more than $300k, you should consider sell it and look outside of the CA to trade for better cash flow.

Markets trade in different cycles, and different asset classes of real estate trade out of phase with one another. 

Instead, I own other income-producing assets, which consist of publicly-traded securities, high-yield saving accounts, and crowdfund real estate.

I think of it as being a Jack of all trades.

So I feel your pain, but in the end, a good cleaning once all the trades are out usually solves all the problems.

I hear local lenders are more customer service-oriented and all around better, however, is it worth paying more and consequently spending way more over the course of the loan or should I go with the cheapest rate?

There is plenty to learn in the building/construction trade that is valuable in maintaining your future properties.

The only legal reason I've ever heard for a tenant to be able to break a lease with no consequences is for a military deployment. 

If that sounds like a fair trade, then cool. 

Prices were being driven up beyond belief between 2002 - 2005.I am an engineer by trade, not an economist.