It’s a small single-family home in Florida that I plan to BRRRR.

I think that 1031 investors are savvy investors who recognize that it's not very realistic to think that you should be able to sell your property for top dollar and buy your replacement property from the bargain bin.  

I'm a broker and can run comps all day long for straightforward LTR properties, I know small multifamily in our market.

I may be able to replace Repuso for reviews so it may net out as equal dollars spent and solves for my number one complaint which is syncing pricing across all platforms (with added rules).  

Are they really willing to sell and walk away with zero dollars up front?

I've been in the lending industry for 5+ years now both as a loan officer and a broker and a processor, have also done some UW.Over the years, I have seen how lenders and brokers spend marketing dollars. 

As of date I have received one payment of about 3K dollars.  

We've utilized the VA loan for our current home, and this strategy has worked well so far.

You can allocate those proceeds any way you want - as equal down payments or buy one for cash and others with loans - It doesn't matter a bit as long as you use all of the cash and purchase at least as much as you sell. 

I ran my own custom proforma for a bank loan using the asking price that would generate a cap rate over 10% and CoC just under 20%.