from your experience do you know if appraisers would choose closer comps but adjust a different search criteria such as a lower br/ba criteria and adjust the arv by 5-10k on a lower lower room or bathroom count or would they prefer a property further out just to match that criteria. this is probably a case by case basis.

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

This will be the way to get them adjusted to assets that they will take over like I did from my dad.I look at multis and mixed-use to buy for my son to house hack, but NJ is crazy on pricing.

always valuable to throw yourself in a guest's shoes and turn everything on and make sure it functions well or as intended. 

What functions did you hire, or sub out?

Where I live for the cost of doing so it is cheaper to buy new multi family 2-4 units and then earn 3X-4X the rents for the same cost.

It binds the landlord, but honestly has little binding effect on a tenant when they simply choose to leave.

Lastly, have you tried running the #s to look at long-term appreciation on a unit like this vs. a Single-family or Multi-family property?

On top of that, the prices of single family and multi-family homes could be very expensive as well. 

Even better if it needs some updating, and better yet if that's enough to get yourself a small multi in your market.