Most of the local banks in my town would be happy to fund that, as long as it's in a reasonably decent area and isn't falling apart. 

So, just because we're at record high prices doesn't mean prices will fall the next year.

Like I'm a believer of that and I love challenges like this but sometimes when you're frustrated or burned out, seems like everything just fall.. gone.. then that movie reminded me to just keep going..

Text message received = work order; if item repaired or replaced and I did the work, then I'll have a text message sent back to the tenant showing work completed; if it's something I had to purchases (new stove for example), then I'll have both the receipt for the appliance store & a text back to the tenant showing the work was complete.One of the nice things about my properties is I fall into that tiny sliver of properties that are exempt from having to allow emotional support animals. 1 property being a single family house not brokered by a real estate agent.

Especially before losing your 121 exemption or falling under California rental laws and the California 1031 clawback. 

Additionally, I would have something to fall back on.

That duplex likely falls under it.

My advisor told me I can fall back on the business, but realistically what can I do and how much longer will it take since the business was established in September 2019?

400K you can have a great start but you can also fall flat on your face.

I've got a downpayment prepared and would like to start writing offers this up-coming fall.