I paid cash using a HELOC on my primary residence. 

ConnectedInvestor.com - Never gave it much attention but met a few buyers on the platform.

Are there reliable platforms to use or can you point me in the direction of the best way to do this so its easy on the renter and me as the owner/manager?

Is this because it’s not my primary residence?

also - for some clarification on my current rentals - the first we purchased as a second home (we rent as our primary residence in CA and wanted a place closer to family for when we visited) and turned it into a rental after we owned it for a year.

$200k a year or over $1m net worth excluding primary residence?

Property: SFH, been rented out for last 7 years (used to be my primary residence). purchased: 400k, plan on selling for $800k, 20% down at purchase time + 100k rehab done.Question #1: If I sell for $800k ,minus closing costs/real estate fees, does my 1031 property I find have to be of equal or more value?

I know Nashville has been a hot bed for Air Bnb controversy recently, but I think as long as it's your primary residence it can still work and be legal?  

Right now you and your husband probably file a joint return and both of you are the tax payer for the property or rather the ssn that is used as the primary number for that joint return is the tax payer. 

California conforms to this, so you also would be able to exclude the gain from your California income taxes.I don't know your age so this may not apply, but under Prop 60 if you are 55 or older there is a 1-time chance to transfer your property-tax base from your old primary residence to your new one.