Irvine is not on the sand. Jackie still lists it with the coastal markets because the balances are coastal. Northwood, Quail Hill, Orchard Hills, and the Spectrum corridor produce jumbo purchases with HOA dues, Mello-Roos on some tracts, and buyers whose companies sit in the same city.
A published $8 million Orchard Hills close combined a 1031 exchange with bank-statement qualification. That is the Irvine pattern: the house is easy to compare, the income is not. Jumbo plus bank statements is the default pairing. A 1031 clock is the reason to call before you identify the replacement property.
What HOA and Mello-Roos do to the payment
Underwriters count association dues and, where they apply, special taxes in the housing payment. A list price that looks workable can fail once those lines are in the ratio. Send the HOA budget and any Mello-Roos estimate with the address so Jackie is not guessing.
Investors who keep the Irvine house as a rental can look at DSCR instead of personal income. Owner-occupants should not.