According to inside sources at Avail, this was not their decision.

I was confused because most people, including investors (and most sources I could find) define multi-family as two or more units.

I think I have about 300 lead sources on my complete list.

A ton of BRRRs opportunities if you're sourcing off-market.You can find off-market single families in the 80-120k price range, and duplexes are in the 100-180k price range. 

I am already over-leveraged into the project with LOC's and such, therefore I am looking for ideas for other sources of cash to supplement my current rehab loan to be able to get me across the finish line. 

What’s a good source of information on what you can or cannot do on a parcel?

You have to prove yourself as someone who can source for a real cash buyer to trust you over time.

Do you know how they source their data?  

I always recommend to use local companies that provide the data or do It manually when you get startedThen, after you close your first deal, use other sources like national software companies to test it and see what works better.

The only way to avoid that with a 1031 exchange is to have the note go into your exchange account and then during the exchange period you buy the note out of the exchange by swapping cash from any source with the note in your exchange account.When you do this you are able to defer all the tax in the 1031.