I do not have any experience in the real estate industry(software engineer by trade), but I'm willing to put in the leg work to learn what works and what doesn't.

Comparing Houston and NOLA is apples and oranges.

I am in the neighboring Orange county VA and hope we will connect to explore possibilities.

You'll be able to defer federal however and that would create a net benefit as long as the 1031 didn't cost you an arm and a leg (figure 750 for one).  

This gives me hope that there are still some deals in Los Angeles / Orange County areas. 

I believe if you can find a way to build trust with these people you will be able to get your entire leg in the door. 

Value add syndicators have a leg up right now on inexperienced operators coming into the market at this time in the cycle.  

The one with particularly ugly brick(black, oranges, yellows) I matched the brick to Behr Pumpkin Butter and painted the wall around the fireplace as an accent and painted the rough cedar mantel something different, lighter creamy yellow.

Looking for a referral to a local CPA for tax advice who understands real estate.  

I'm encouraged you like the second option as well -- I may still go that route after meeting with her in person tomorrow to feel it out a bit more. 9 months out is a bit of a bummer, but with this location I have hope it will still have legs by then!