Basically, the consensus is that you just need to fill out an additional CA tax form every year once you go out of state, and that can be done by your accountant. 

I have kinda been against installing carpet but it might be an easier and cheaper alternative.I would love any and all thoughts.

. - is RE price at an all time high?  

It is currently an Excel spreadsheet (which works best for it) but can turn into Google Sheets or Apple's Numbers also (although the formatting may be thrown off with those options for the graphs).

The ideal buyer would be an out of state, cash buyer/ investor.   

I'll most likely be working with an agent who specializes in mixed use properties and works for a national firm.

But an important one.

Does anyone know of an individual or company that would co sign with a stranger (me)?

Very possible biggest factors are can you find the deals that will be profitable (I work with auctions and that varies hugely) and how fast can you execute them and move to the next one, remember that you have time on the market and closing time once under contract (usually an extra month) before you get the capital back out. 

The next best time is when you decided you want/need to sell it for business reasons: current market is favorable, you have a better investment opportunity, you have an offer you can't refuse, and so on.The worst time to sell is when you were waiting to sell due to tax considerations, and now you can't sell anymore.