I don't even want to get into the 'grey' or 'black' hat arenas of that era.While A FEW deals can still be done without or with a relatively small buyer/borrower capital contribution, the buyer would need to have a ton of experience, expertise, knowledge, and a verifiable track record of success in similar endeavors. 

@Edward Burke, @Luis Escobar, Yes the claw back does complicate things which is why moving properties into CA via a 1031 is not a popular endeavor these days - in addition to the low cash flow and high entry point. 

Best of luck to you and your wife in future endeavors. 

Would definitely like to talk real estate with you if you like, good luck on your endeavors and much success!!!

Feel free to connect and, all the best in your endeavors.

Having a 9-5 job will help you greatly in your REI endeavors.

What many folks don't really talk about is that most REI are successful in their other endeavors as well, so if the backyard is tied to your business success, get the back yard.I wouldn't necessarily rule out MFRs.

Welcome @Roberto Santana - great group of people on here that will help guide you on your journey, best of luck on your new endeavor.

Welcome Angela, good luck in your endeavors!

Daniel, Best of luck in your endeavors.