. - We almost feel sorry for the foolish/naive DIY landlord that inevitably falls for their sob story and accepts them.We have had 2-3 that have gone through our process and so we accepted their multi-month payment.

I would suggest selling all as a package, many investors and people look to house hack are looking for Multi-Unit properties. 

I also built 4 other homes on the other side of the tracks that sold for 2 to 3 million each and they were no more than probably 1 mile as the crow flys.

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

This could allow you to build equity steadily, reduce the immediate demands on your time, and potentially refinance in a few years to access funds for future investments.Alternative Approach: Small Multi-Family Property: If you're open to it, a small multi-family property (like a duplex or triplex) can combine elements of both strategies.

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.

Thanks, i know im on the right track 

At entry there is a multi-exit strategy and multi-hold strategy contingent planning well mapped out.

Quote from @Rob Gallitto: Getting ready to sell a multi-family property in Northeastern, Ohio the property has two units.

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?