I'd recommend nothing shorter than 5 years.Regarding your specific questions:1) Yes, any competent closing agent (title company or attorney, depending on your state) can prepare the note and security instrument (security deed, mortgage, etc.) you need.2) See 1.

If your a CA investor and 1031'd your properties to buy out of state, would be interested in hearing your experiences. 

Hi Trevor, We've been quite successful with our own investments and in the past years helped two dozen mainly out of state investors or second home buyers locate and launch very successful airbnb's.

Spousal income can be considered in community property / homestead states.

You should check in your state and municipality for some of the rules around this.

I regret running management costs in my numbers early on, its easy to self manage even out of state. 

You are going to be moving out of state and want to purchase a new home in NE and keep the current property as a rental.

Lease also states, that any money received from the tenant will first be applied to any outstanding bills. 

Tenant signed a contract with the property manager stating she would pay 1300 now in my opinion that's illegal on both parties.

My broker listed my rental as my primary residence, but I am renting/living out of state.