Do you know if your local appraiser will give 500k to the 3 ADUs? 

I have great local loan officers contacts and property manager contacts for down the road as well :)

Secondly, the property itself has had a lot of non paying tenants in the past so for me personally, not sure if that local neighborhood is really a winner for me.  1031 exchange requires you to replace the property within a certain period of time and i just cannot find anything in that short window. 

There are not many multi-family options available in my local area, and the ones that are available are overpriced or the current rent rolls are extremely below market average($200-$400 per unit).

I'm from a HCOL area(SF), so it is almost impossible to invest locally

Our local magistrates handle landlord/tenant complaints the same whether they are Section 8 or non-Section 8 tenants. 

A very good source of local analysis is rereport.com

This may seem silly but for the last year we've become members of the local landlords association even though we own zero rentals and are not, in fact landlords.

However, if you are looking for someone local there are few in CA and even LA who may be taking on clients.

He is a tenured professor at a local college.