One could either use the first option to earn more money or counterbalance housing expenses with it.

Not knowing the final plan, I'm not sure if 1031 is a good option.

If I house hack, budget expands due to financing upsides with an fha or new 5% option with Fannie Mae.

Not sure if I can refi OUT of my retirement vehicle, but if I can, that would definitely be an option. 

We are looking into buying with creative options such as using a wholesaler, putting more money down, and house hacking.

It's an out of state property, so going to check it out for myself isn't a viable option. 

With rent control laws in Los Angeles, as I see it, options to increase rents consist of:a) Cash for keys.

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Interested in Lease Option/Rent-To-Own deals.

First and foremost, the city has maintained a reputation for housing affordability, making it an attractive option for both investors and homebuyers seeking reasonable property prices.