.- My Resources / Constraints: I'm in a by no means unique, but perhaps less common situation for those getting started; I'm a somewhat senior software engineer at a tech megacorp and should be able to save a couple of down payments per year for lower priced houses (100-200 in my area), or perhaps one medium priced house (300-500).

Your 1031 will ultimately be only as good as the individuals directly assigned to your exchange.  

They are always updating the ADU guidelines and thats a bit of a unique situation. 

Renting an individual room is all but guaranteed to be cheaper than them renting a 1/1 apartment alone.

Congrats on being a unique offering for the area. 

My position as GP is justified with work experience being that I invest and develop for years, and for putting the deal together and bringing the unique opportunity. 

These can sometimes offer better cash flow, especially if you’re in a family-friendly area with unique features like extra square footage, an ADU, or flexible layouts.

Since they can't do each property individually, they use comparable sales to make broad generalizations to determine percent changes.

Most reverse exchanges are done with cash from the client or a private loan of some sort from an individual or a portfolio bank.When your old property sells you will have that cash in your account to purchase the new property. 

Giving away the place cheap only creates more work for yourself screening lower income individuals, and attracts scammers.