Yes, 10- 14% net caps for cash buyers.

I am looking to find legit cash buyers that capable of fast closes, within 2 weeks or less preferably.

This would be with just one Partial buyer or you might call that person a lender. 

The alternative I see as a work around but full disclosure I am not a lawyer is giving tenants notice to vacate and then listing the property with no active tenants or have tenants sign off that they are not interested in buying the building and list right away. 99% of tenants are not capable of being buyers so who knows how often this ordinance will actually be used.

Everyone has cash buyers, you can buy the data and skip trace it and call cash buyers all day long.

They would rather have a end buyer with cash or a loan buy it. 

Furthermore  once the 1031 intermediary get their cut and you also pay two sets of closing costs ( buyers now have to pay closing costs in some states ) as opposed to just one closing cost ( if not doing the 1031) it might be a “half a dozen vs 6 of the other “ scenario .Also one of the turn offs to the 1031 exchange is the interest rate will be much higher with todays rates especially since we would have to get an investment property loan which are higher than “ primary residence “ loans ..Will probably lower the rent asap ( have one more showing ) and then put it on the market .Thanks for the great advice Christian 

The beauty of a single family home is that the asset is a swiss army knife, and there are always buyers and sellers. 

I found it harder and harder to find cashflowing LTRs for my out of state investor buyer clients.

It can be challenging to collaborate with out-of-state buyers on fix-and-flip projects unless they are experienced and have a solid team of contractors.