Do you have Business License from City of Santa Ana on your rental?

There's nothing here on BP and no one who I actually know has used them. 

However, this depends on your lender's specific loan terms, as some treat LLC transfers differently.

There is a great group of members on here to connect with.

@Kim Tran Yea like what @Jackson Hanssen Is saying here, you can only 1031 investment property for investment property, and later down the line convert it to your primary residence.

Any suggestions on how to cut to the chase with the bank?

I plan on attending the AZREIA meeting on Monday.  

@Justin Boyd just saw the location on this, I'm somewhat familiar with that market, we do quite a few retail deals in CLE and the surrounding areas, I'd be happy to give you an opinion on the site if its helpful.  

My priority is getting as close to cash flowing as possible with minimum investment on a 4 beds 2 baths but I'm also thinking about appreciation because you never know when you'll have to sell...

My Google research also indicated a lot of overinflated promises on monthly returns from the asset class in general.