From what I can tell online, the RF1 zoning district is designed primarily for single family row houses (like townhomes).

Single Family?

Criteria:6 months STR2 bd, 2 ba, Single Level House Furnished with yard, washer & dryer with A/C (inland not near coast)Pet Allowable 40 lb labodor 10 yrs, 40 lbs Red Heeler Mix and 6 lbs catNear VA Hospital, shops, grocery stores (at least 25 minutes commute)

My goal is to 1031 the entire portfolio into a single large multi unit.

Hearing from many testimonials by talking to real Padsplit owners in person, it seems to be a true cashflow machine coming from a single family residence.

Since then we have purchased 3 single family homes in the 19th ward, Strong Neighborhood and Ellwanger Barry, all close to the U of R, Strong Memorial Hospital and Highland Hospital.  

However, I’ve never seen single-family home listings on Zillow presented this way.

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.

I agree that there are ways but 1) rent ready without value add will be huge cash negative with realistic expense estimates 2) most single unit ADU additions cost more than the value added.  

While I do think most Realtors (single family listing/buyers agents) are a dime a dozen, in the commercial world I think you get what you pay for, more often than not.