I have been fortunate enough to have saved 200k and am wanting to put this into real estate. 

I have access to about $20K more in savings and family.

you can install them fairly easy yourself as they come pre charged which will save you a ton but not much savings over a central unit if you have duct work already if you are having an hvac company install.

You will want to discuss with a CPA or an attorney what state to establish the LLC in (the state you invest in, NY, or NC).You can write the operating agreement yourself to save money, but you may end up regretting it. 

Also $10k in savings bank cash. 

Even if you want to invest in a platform like Real Wealth Network you'll still want to use the 1031 exchange so you can avoid that huge tax bill.So, the 1031 can save you a bunch of money in tax. 

The Bay Area market is tough and we are not sure if we should keep this, keep saving, and buy more property in a year or two OR sell it now, and buy a multi family home that we can live in and rent out at the same time.

Being a rental means you dont have to go with the highest end stuff and maybe you can source some good discounts on materials to save.

It will be extremely unlikely that you find a HML to give you 100% funding on your first deal.They will all require you to have a down payment and some skin in the game.You will also need funds for rehab because they typically reimburse you afterwards.You'll either need to save up or get private money (friends, family, etc) for the down payment.Otherwise you can always explore creative financing options like seller financed deals, etc.

Now we use CallRail numbers to track everything but she had that letter saved for a "rainy day" and it worked.