I am into mid- to large size multifamily syndications and am looking forward to chatting with you soon.

I have appraised all types of property-- vacant land, small/medium multi-family, large multi-family 200 to 1,000 units; student housing, new construction, hotels/motels, RV parks, office/industrial/retail, shopping centers, special use, etc.

Have the son pick an account that doesn't have a bunch of hard to explain large deposits going in, and make payments from that account and only that account.If you don't want to wait that 12 months, note that jobs aren't the only form of mortgage qualifying income.

Third, many note players are far larger than you - buying large pools of them. 

Or at the least taking professional looking pictures and doing a flat fee listing on MLS, and willing to pay Buyer's agent 3% so you don't eliminate a large part of the market. 

Being young and right out of school I don't have a lot of "free capital" and because of my salary I am not able to get a very large mortgage.

I currently own residential multifamily and I want to get into commercial due to the scale you can get and Control Value. 

There is nothing wrong with putting in basic finishes that provide adequate quality of life to tenants. if you go to large apartment complexes, this is what most of the middle of the road ones do. if you do it in a home, you will probably get the same quality tenants paying similar rates.

What I *dont* understated is if a 721 Exchange can be/is ever used on a 'tiny scale' (relative to REITS) of just 1 to maybe a few properties to add more flexibility going into the newly aquired property(s)?

There are large, hard money lenders who raise millions of dollars from investors and there are private money lenders using their own capital to provide hard money loans.