I highly discourage anyone looking to invest into real estate in california because the laws are strictly to protect the tenant and unless you are flipping, renting it for cash flow is horrible. 

I have a few outlets that routinely sell their retail clients higher rates, and I get my clients through that same companies wholesale operation with lower rates and less cost. 

You are allowed to substract your routine selling expenses from the sale price of your relinquished property ($445K) to arrive at your Net Sale Price. 

Its not a bad idea to get one though the actual liability they can be held to is very very minimum, as long as they don't stray from their strict guidelines.Personally I would find someone who can give you all the info you need in one stop, (not only the problems but offer solutions, including cost of those solutions) OR hire a pro to walk the property to inspect what the inspector won't and to answer the things he/she can't.

If not and it is strictly an investment property you will want to talk to a normal (conventional) lender and make sure that you qualify.

A 1031x could certainly make sense, but there are some strict deadlines to close and identification periods. 

Either way, keep placing offers and stay strict on your numbers.

The SFR also allows a newbie to defer some routine maintenance headaches (lawn care and direct handling of utilities) onto the tenant.Appreciation isn't a driver on $60k homes, so you can't really own "rentals" in this area without wanting to be a cash flow investor.Acquisition cost is an expense on all transactions and is an upfront expense not an "overhead" expense.

As for insurance, you should discuss with an agent who routinely does commercial property insurance. 

Currently due to Covid our province (Alberta, Canada) has very strict rules such as: - No public gatherings indoor or outdoor. - $5000 fine to households that are hosting gatherings, as well as $1000 to each person at the household. - etc...