My goal is to get my CPA once I meet the education requirements by going through a Master of Accountancy or MBA program.

I am a high school special education teacher in San Marcos, California. 

The other criteria is: Ensure that it doesn't negatively cash flow even when 100% leveraged!

I have a long term strategy regarding my portfolio and my plan to leverage the cash flow in retirement rather than now.  

If you go into retirement overly leveraged you will end up losing properties and working the rest of your life to make ends meet.  

I didn’t take the time to go to any mortgage companies after my wife was told in a real estate continued education class that the mortgage company didn’t do anything lower that $50,000.

What’s the best way to leverage the equity after rehab towards additional deals without getting income tax or capital gains hits? 

Definitely will look to keep it as a rental for a year or so, but  would it be more advantageous to leverage the house (cash-out refi)  to secure a new deal (more units) opposed to selling and then 1031 ? 

They are trying, as all businesses do, to maximize their income by leveraging their strengths.

Don't overdose on what I call "education overflow addiction".