However, everyone involved would need to meet the IRS requirements for a 1031 exchange.Finally, regarding transferring an individual property from the partnership to a member directly, this could be tricky.

From what Ive read, it looks like I may have to get a business certificate to do this in SF but Im not sure what that entails or what else is involved?

Ourcurrent approach involves identifying possible contact information for thelisted owners and calling multiple numbers, but this process is time-consumingand yields limited results.

That could involve mediation or court, OR possibly if nobody takes an action you may simply be awarded the EMD back after a certain time period.

My goal is to stabilize, refinance within 3-5 years, and offer strong returns to lenders.Your point about targeting SDIRA investors and high earners is interesting—how do you typically find and connect with these types of lenders?

@Adam OrtizRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I'm in Milwaukee and I have heard of a lot of bad stories involving this type of scenario...mostly involving out of state investors. 

Staying involved in a business partnership while dissolving the marriage will rarely work.If you split the properties, I recommend hiring a good property manager.

My advice to you is that syndications involve more layers of what I would call "Middle Management" - which takes money (profits you might call them) to fund.  

Changes to local landlord/tenant laws and new situations involving tenants lead to these annual updates.