To me, this sounds like the seller is literally STEALING the buyer's future appreciation profit by charging him/her up front and cashing in on the future appreciation of an asset they didn't help to improve.

Insurance companies keep a national database on homes and individuals regarding their claims.

@Margaret Buoncora,  If these are sold individually then each one of them constitutes a separate 1031 exchange with it's own unique timelines and reinvestment criteria. 

If you go it alone, rather than add to your list of questions I would recommend that you bone up on the various terms and, clauses and offsets regularly used in office leasing to help best achieve your clients goals.For example, when dealing with tenant improvements (item 7), the landlord might say "I wont pay for any TIs". in which case you could offer 50% rent or free rent for X number of months if the tenant  pays for 100% of TIs. 

If they insist on sending individual rent payments, we charge an administrative fee to cover the extra bookkeeping effort and bank charges.

Is the move to grab good rental deals and hold them until values really improve or will we start seeing high ARVs in these areas in the next year?

@Terry Lao if bad management continues, it will keep hindering potential buyers’ options for financing, therefore, keeping the market value of those units down as they aren’t “marketable” Only options for a potential buyer are private mortgage and/or pay higher rate.I had this scenario myself where I owned individual condos in buildings governed by associations.

@Todd Dexheimer is right about locking in to a longer term - I'd also look for longer amortization to improve cashflow.

So is changing sectors from residential to commercial or passive fractionals - all depending on th individual facts of your case. 

I purchase a gemini (which is basically a duplex where each side is individually owned) at trustee sale.