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I think I know what is my homework: CMA, House condtion, select the listing that are suitable for me, etc. but how do you drive the seller to come to accept your low offer. what is your strategy (excuse the spelling).

Please understand that Qualified Intermediaries, in general, are not licensed, regulated or required to be insured or bonded and have no minimum equity capitalization requirements.We recommend that you consider the following risk criteria prior to selecting a Qualified Intermediary:(1) The technical expertise and experience of the Qualified Intermediary(2) The level of protection provided by the Qualified Intermediary's errors and omissions insurance coverage, which protects you against possible mistakes made by the Qualiied Intermediary(3) The level of protection provided by the Qualified Intermediary's Fidelity bond coverage, which protects you from potential theft or embezzlement of your 1031 Exchange funds by the Qualiied Intermediary(4) The practice of using Qualified Trust Accounts or Qualified Escrow Accounts to ensure that your 1031 Exchange funds are protected by law as fiduciary funds(5) The protections provided through licensing, auditing, and regulatory oversight by regulatory authorities I hope this helps, and if you have any questions please feel free to give me a call or pm. 

The overall cost of the project will get adjusted up or down from 320k based on your selections.

I agree @Jay Hinrichsgoing to HR depts of major employers, asking if you could be in their re location package.Google "Select Rent to Own Homes"

perspective on the neighborhoods you selected.

(which I don’t intend on modifying) So what I’m curious about is are there any pros that outweigh the cons on going back with wide interior doors and such?

Check out this California state-wide law: AB 1482 (California Rent Cap & Just Cause Eviction).Also, as a previous comment stated, there may be other state and local laws that affect your rental property.

For commercial you need to select a specific asset class and get a mentor that specializes in that.  

(this is my first time so if anyone has any general feedback I am more than open to it as well.)Buy Box:-Around 200k or less-Duplex or more-Ideally turnkey OR under ARV-near public service, attractions, schools, hospitals, or university My Next Steps-financing preapproval-selecting ideal areas-selecting agent-ect