(Assumable loan, Waterfalls/Hurdles, Ability to model a JV) I've come across "Synthesis" by Sharpline Equity.

In return, I'm confident in my ability to find deals and manage the rehab process.

For something like an ADU it's surely going to be cost prohibitive.If you want to buy a cheaper property with your 1031 that has the ability to put an ADU on the lot. 

Very true, you make your money when you buy and that formula is dependent upon your search abilities, how big of a net you cast to find opportunities, your negotiating skills, your ability to identify great locations (often near good schools), and your ability to transform the property.

Unless you are altering roof lines, overhangs, driveways or other exterior elements, no site survey will be required."

When you move out of the city, the debt on the current house will negatively affect your ability to borrow to purchase a different place.  

I never imagined I would sell or refinance the 2 best ones because I have 2.65% mortgages on them and they cash flow well, but want to make sure my equity is working up to it's ability for me. 

We have the ability to pull an application from one lender and move to the next if it doesn't work out for some reason, instead of shrugging our shoulders and sending you on your way. 2.

Some of this comes down to lender overlays and their ability to work with you on the documentation.

The cash flow from this property ($1,300 profit after expenses) can also help support your ability to qualify for a refinance.HELOC (Home Equity Line of Credit): Another option to access equity is through a HELOC.