But CA has even friendlier tenant laws so they are out....I'd like to find a state where I can 1031 the rentals and have more cash flow and less expenses, as well as laws that aren't outright theft of my property by the government for years at a time to give free housing to people at my expense...

RentRedi (free with BP or $1 for 6months if you mention BP) said to me that tenant can sign lease on their site for free with upload lease. 

Taking the capital gain tax free is very powerful, if not the most powerful since other strategies can only defer the tax.  

If you set your eyes to DC or MD suburbs, feel free to let me know and we can connect for an opportunity potentially. 

If you are a whole seller  or know of a good one feel free to send me their contact info! 

Not sure where in California you are located, but if you would like referrals for any of these persons in the San Diego area, please feel free to send me a message.

Please feel free to DM me and we can set up a call and maybe work together/share local tips!

Feel free to DM me if you have any more questions!

I hope this information helps, if you have any questions regarding financing a second home always feel free to reach out! 

Feel free to reach out if you're interested!