This could be finding off market deals, distressed properties or possibly development plays. 

I am a get rich slow type of guy and dont gamble unless it's expendable money.

If your goals are wealth building, then finding a market with great appreciation can be the better play (Hawaii being a decent choice for that and much of CA being some of the greatest for that). 

Interested to see if they can actually use non-vaccination as a grounds for application denial or if this turns more into a PR play. 

The lender requires and the state regulations on insurance companies come into play.

I just started working at my current company 6 months ago and before I played professional basketball overseas.

(Wink Wink) You can't play all day.... but you sure can Hustle while you play! 

With that said, sometimes sellers just want to get out of the property and are turned off by subject to deals.I would try to explain the process to him and see if he bites, playing around with favorable terms such as any DP requirement or loan duration?

I would of course check with your CPA and Attorney's but to my knowledge, a 1031 cannot be used to purchase a primary residence.I have helped numerous clients in your exact situation where the question of whether to sell or keep, or flip comes into play, and it typically comes down to where is your money going the furthest! 

I've been playing with the BP calcs and I'd like to get your critique. can you send some thoughts?