One way to reduce your living expenses and accumulate equity is to rent out one property while you're a student and both units once you graduate.Another great option in Pearland is house hacking.

I'm looking to shop insurance options for 3 properties.

I have approached the owner and I offered him the option of seller finance.

Once I've added value to the property, I have the flexibility to decide whether to sell it or refinance for a cash-out option, enabling me to repay the credit cards.I'm not a financial advisor, just simply sharing what has worked for me. 

There are plenty of options outside of the Bay :)

You could become an Architect .Honestly , anyone would have the option to shop around .

Your options are already in front of you, you seem to want to make this work when the signs tell you otherwise.

That will hopefully give you some more options. 

2.) if I lease option it with a 2 year option will I be able to 1031, or not because my intent from the beginning of the lease option is to sell it?

Another option is you can pay her $500 to get out now and leave the place in good condition-do not hand over money until she's out and you've got the keys.She's also only renting a room, so there is nothing stopping you from moving in and occupying the rest of the house.