I'm still in the process of growing my portfolio, but have heard others 1031 all their smaller properties into a larger building and have a property management company manage, OR, set up a seller financing deal with another buyer that gives you the cash flow you desire. 

Many times they will claim it's wonderful and then try to hide their worst deals by only showing completed deals.

Purchase price: $160,000 Cash invested: $35,000 Purchased this property as a turnkey investment at the 1% rule moving equity from another deal.

You can BRRRR the deals that make sense and sell the rest.

What made you interested in investing in this type of deal?

However, if it is a purchase transaction, the deal can still get done, the deal would just need to qualify as a standard rental (lender won't know you are renting by room post-close).

Quote from @Jaycee Greene: That's a nice deal.

And you are saying agents, the ones trained to do real estate are messing up the deal, and not you?

With the COVID-era surge in home prices, rapid increases in mortgage rates, and rents not keeping pace, it really has gotten harder to make these deals work.

I would get the same deal if I did another with the same lender.