I agree though... you either roll up your sleeves and make some sacrifices if you plan to DIY or you hire out the hard work and are happy to pay for the privilege. 

Movement Mortgage just rolled out a program for this.

Financing is fully locked in and I am ready to roll. 

I think both options can be rolled over with a 1031 indefinitely. 

The easiest way is to take the rolling average of the utilities for the last 12 months, and then include it in future rents for your roommate tenants, that will keep it simple and fair. 

But it's strange to me, as here in my backyard my clients and I are rocking and rolling- we have it dialed in and we get solid returns.

Can’t I roll them into the solo 401k?

Seeing a rent roll, and T-12 or T-24 would be helpful to understand the true Profit of the building.- Although there is no vacancy now, I'd want to see the leases they currently have, especially the commercial lease. 

With a little debt you might be able to get a better property or if you rolled in your father's properties in a bulk 1031 deal.Feel free to PM me!

Since signing up with Lee 2 1/2 years ago I finally got rolling in 2021 buying a short sale, rehabbing, and selling on a 30-year hold the note for the buyer.