Secondly, the property itself has had a lot of non paying tenants in the past so for me personally, not sure if that local neighborhood is really a winner for me.  1031 exchange requires you to replace the property within a certain period of time and i just cannot find anything in that short window. 

My husband's job requires us to stay near San Francisco, so we rented a place way above our means last year at $5k per month and looking to move out asap.I'm now looking at house hacking in Oakland where prices start around $550k.

Since we typically acquire properties that require at least cosmetic work and the tenants are paying below market value, it is always better to coordinate a reasonable timeframe with the seller for the tenants to leave.

Have you looked into DSCR Loans - they are the current go-to for STRs and don't require any DTI, and are back pretty consistently at 20% down min.Check out this recently published article on BP on this exact topic, hope it helps!

Sometimes in states like OH or PA, a lender might require you to buy it out, which increases your rate. 

Buying in A/B-class markets like Marietta and Lawrenceville will not require property management as long as you properly screen prospective tenants.

Moving out sooner will trigger questions but most lenders require an explanation (i.e. needing more space) and they move on.A couple of thoughts that come to mind:1.

I requested a refund within the required 3 day period, but have yet to hear when I will get my refund. 

I also recommend not getting a washer dryer with a bunch of electronics, I only get ones with dials, unless you have a high end unit that requires a higher end set of appliances.

How much money is required?