Hard money is pretty common.

However, our tenant turned out to be problematic—late payments, issues that led to an eviction, and additional repair costs before we could relist the property for sale.Now, after months of making mortgage payments out of pocket, we finally have an offer.

@Brian Dolbeare This is a "it depends" question for sure, but in most cases street parking is pretty common here.

Here's some online software options that you commonly see recommended on BiggerPockets.

Additionally, I wanted to begin using properties to pull equity to go towards buying more.

The 1031 exchange was done as a group irrespective of, and including the SDIRA status, as a tenant-in-common. 

These are done between the buyer (you) and Seller.The situation that is most common to find these properties are in a foreclosure proceeding, or pre-foreclosure. 

Should I just save that additional tuition money and put that towards my first investment? 

I would have contacted the locksmith tech to get additional details before assuming it was tenant damage.

If you own a 2-flat with an additional non-conforming garden unit (basement) being rented, and you're considering a cash-out refinance, how will the lender evaluate the rental income?