Luckily, while I don't quite qualify as an accredited investor at this point, I have a great resume with no red flags as a sophisticated investor and am confident I can find the right sponsor and foster that relationship as needed when the right opportunity presents itself. 

Very few.Best bet is a smaller institution within the community most likely. 

Your best bet would be to see about bird-dogging for an experienced investor...if you are able to find a solid deal, then perhaps someone else will buy it and you can piggyback for knowledge. 

Many California investors probably made a huge mistake thinking they can increase rent like we do in California and I will bet there is going to be a lot of turnover and the ignorance will just keep recycling because there are millions of ignorant investors who go completely blind by the myths and false theories that they think will make a profit because every other idiot is paying ridiculous prices for rental properties in every and any locale.Just a wild guess?

Best bet would be to talk to some local commercial real estate brokers that specialize in retail and office leasing.They will be the ones in the know.That being said I like urgent care, medical, dental, eye dr, chiropractor etc they always make good long term retail/office flex tenants.

You plan is to refi to lower your current mortgage payment and pu;ll out $45k, and spend that $45k to improve your current home so you can bet a HELOC on it to get your $45k back...that you just spent. 

I realize some of the investors view this as confidential/protected information so thank you in advance to anyone who is willing to share. 

** I am also looking for the bets way to approach the appraiser so he or she realizes how much work was done on this home.

I think your best bet would be to buy a place in N.

That is a real shame, I bet that was a pretty cool rental.I am focusing on buying properties in my self directed ROTH IRA, that way I don't have to pay tax on the income (ever) or capital gains tax if I sell one day.