We will own the company 50/50.

I've researched a few banks that would offer me a business loan to be able to start a company to purchase property. 

I have been using meters from a company called True- Submeter for the past 5 years.

Do I need to find a specialist or company that solely works with 1031 exchanges?

Would I have any issues with the insurance company in case something happens?

House hacking is a possible alternative, but given California's high real estate values, investigating other areas may be a good decision.Houston, TX is frequently seen as a favourable alternative for out-of-state real estate investing for various reasons: Diverse Economy, Population Growth, Affordability, Landlord-Friendly Laws, Job Opportunities etcRemember that success in out-of-state investing often involves ongoing communication, local support, and adapting to the unique aspects of the chosen market.Good luck!

Learned some hard lessons about mortgage details, contractors, importance of moving with speed, and dealing with property management companies.

I honestly find landlording very boring and after many years its not fun.I also have thought of reparing it and then handing it off to a PM company and holding it for longer but dont know if it will be worth it.

Big companies close by room for growth in the area.

As of right now the insurance company doesn’t want any liability.