In commercial I stay busy with direct clients.

We've found they often attract a stronger resident/people will treat them with care & stay longer as it feels like they have their own home. 

@Jeff Stansberry Jacksonville has several small multi families but they rarely stay on the open market.

I hope the best for your success and you continue to stay plugged in.

I wish you luck in being able to work part time if you stay doing what you’re doing you’ll be there before you know it.

If I were you I would buy a primary residence elsewhere (the lower the down payment the better as long as you are comfortable with the numbers) and rent out your current Silicon Valley place. 

Their wives are stay at home moms and some have their kids in private school .  

Main thing being is you need to decide what you’re comfortable with having put aside.

In that instance you'll find that most national QIs with a large foot print can and will take the time to spend to make you and your client comfortable.  1031 is a federal statute so acts the same way and is structured the same in all 50 states. 

I would try to stay with nicer areas and higher rents. $800 and up.