But I would remain open to long-term rental as an option as this seems like a more stable option in terms of income, again this may be my inexperience talking.However, I have always  been somewhat risk averse and investing in real estate is always a big venture, in my opinion/experience, in terms of capital.

Personally, I wouldn't offer SubTo or a Wrap, For reasons I've written about fairly extensively. https://www.biggerpockets.com/forums/70/topics/1227199-the-m...However, I would sell on "Lease Option" and that may work for you.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

They will be able to update you on what you need to do to help fire proof your home, and if there are any other options to lower insurance like external fire sprinklers, sealing up, attic vents, defensible space, etc.

. - Any interest in getting on a conference call and discussing our options, given that we are in the same boat? 

I have two options.

This reduces exit options and affects the value. 10) Small number of small units is the most expensive residential development there is.

Every single one of them has either said no, they didn't, or "I didn't know that was an option." 

In option 2, your costs are $25k higher.

If you need an option that isn't as document heavy, a DSCR cash-out might be a viable option if it's an investment property.