I have my own home inspection business, I am motivated and eager to learn, and willing to exchange my time or services for some knowledge and guidance if any local investors in my area want to meet up and talk some more.

I'm managing property for about 150 owners and my management agreement explicitly states they are not to communicate with the tenant or exchange contact information.

The stock market is in a wildly irrational place at this time.

This is one reason the 1031 exchange is so often cited.Good luck.

I realize there are risks in real estate but I feel much more comfortable owning cash flowing real estate then the stock market. 

@Carolina Brembilla it can go either way the thing to keep in mind is that SoCal will have older housing stock than AZ for the most part, there aren't too many paint carpet, and you're done type flips. 

14) So let me get this right, A+B/B+C, C picks out the title company however I, as B, walk in title company ask for a double close, then call up A, then A comes over, me & A, sign, no money exchanged yet, then me & C signs, then C pays me to pay A ?

Since she does not want to buy another investment, then a 1031 exchange is out and I can't think of any other way.

I've been researching the idea of notes recently (in particular a non-accredited fund or investing in partials) as I'd like a super passive investment option that isn't the stock market.

If they don't have what you want in stock, they can always special order it.