Once you find them, I recommend making two offers - a subject to offer and a traditional offer, which will likely have to be a short sale in most situations. 

If you want to make sure your name is nowhere to be found I would recommend setting it up with an attorney and a holding company.

Thus, these are generalizations, and as always, you should speak to a professional about your situation to receive customized advice.Finally, as to the living trust, you'll want to ensure that the trust is drafted properly and is up-to-date with tax laws and with your current situation.If you want referrals for any of these types of professionals, I know many in San Diego if you're willing to work remotely or travel a little south. 

I think you may have very well narrowed down my strategy choices down to one of three; the BRRRR method (although this might be too much to start with for a newbie), the live-in flip that you mentioned (probably the most practical as I've been part of many different projects in the construction industry), and a combination of house-hacking/live-in flip (probably the most rewarding with a potential to swap between units as I finish one in order to bring better rental income).

They might also require that the unit be equipped with a full size fridge and a stove or hotplate. 

Cash flow goals are awesome, aiming for $5k/month is ambitious but doable with the right strategy and a bit of luck.

Hi Im a licensed Realtor and a RE Transaction Coordinator in New Jersey. 

And as soon as the new construction is within 3-4 months of completion you execute the sale of your duplex and that makes the 1031 exchange align with your timelines and move into new construction with low capital expense risk.

Post to Craigslist for a cleaning crew (and a backup!)

Looking to make connections here and as you said with local lenders.