How’s Redondo treating you?

However, if I treated this as a flip and used the 70% rule, I could purchase at $216k (if I sold at $380).

Exchanges are great for tons of reasons, but they aren't a cure all and they come with some drawbacks.  1031 rules limit what you can buy, when you can buy, how much you should spend, how you treat the replacement asset, etc. 

There are certain back-up strategies that you can look at such as: Net Lease Properties (Triple Net Lease) Delaware Statutory Trusts (DSTs) upREITs (1031/721 Exchanges) or, if your exchange fails, a Qualified Opportunity Zone (QOZ) The Qualified Opportunity Zone is not an option for your 1031 Exchange because they are structured as "funds" generally in the form of a multiple member LLC, which would be treated as a partnership for tax purposes. 

I was thinking of having a contract to make sure that I am not treated as an employer for tax and liability purposes.

You could make homemade treats or go with something store-bought like a toy – the thought behind it will go a long way.8.

Each community treats is different but most cities allow the 30 day minimum. 

They are very nice and treat the property like their own. 

Previously, we had to record our own deeds transferring the property to the LLC.Beyond that, treat your business as an entity wholly separate from yourself.

It's great to house hack but we should have treated it more like a business.