However, in the case of safe unpermitted units there is a state sponsored agency (HCD) that is tasked with getting jurisdictions to comply with the various laws regarding providing housing units.  

It will familiarize you with the basic terminology and benefits of investing.

What we have is a good spreadsheet with a list of tasks, and as they perform the tasks, I've been paying him via Zelle. 

My basic assumption is I would be trading a certain level of cash flow for increased appreciation over a period of 10 years.

If I gave you a list of 100 deals on a sheet of paper with just a few basic pieces of information you could apply the 1% rule and eliminate the vast majority of them and then only focus on a small number to consider evaluating further.

Personally, I'd prefer dollar-tree ones (if basic, uncluttered look) over none in the room (bedroom, whatever) because I want to encourage trash being put away.

I'm basically looking for input in the following:Option 1: Buy a couple of properties and split the money from the 1031 exchange for the down payments.

First, I'd suggest getting familiar with the basics of real estate investing—property types, financing, and market analysis.

It's basically dead in most areas.

But basically no take up.