Fannie/Freddie (Conventional) loans aren't just about rate and transfer taxes. 

If they just represent first time single family home buyers and aren’t constantly finding off market properties and reviewing deals, you’ll find a better investment through someone else. https://www.kiavi.com/blog/out-of-state-real-estate-investinghttps://learn.roofstock.com/blog/out-of-state-real-estate-investing

I have heard many times (from managers much smarter than me) that if you aren't getting as many eyes on your listing as you want, then you must lower the price!   

The Detailed Engineering Cost Approach is generally used for newly constructed commercial buildings.DETAILED ENGINEERING COST ESTIMATE APPROACHThis approach is very similar to the Detailed Engineering Cost Approach, with the difference being that if there aren’t records for specific costs, an estimated cost is used rather than the actual cost.

I'm not familiar with these platforms, but it sounds like they aren't mature enough yet to capture the important nuances that Chris mentioned.

@Tim Hem The Section 121 Exclusion and 1031 aren't mutually exclusive.

I don't know if any of you have ever played that game from the "Rich Dad" author, Kiyosaki is it?

You can find some absolute MTR gems near smaller hospitals that aren't so obvious but ultimately, housing supply in the area is something I'd say is more important coupled with your amenities.

Are you aware of some actual legal authority that validates the IRS opinion on this issue?

I would highly recommend contacting local housing authorities and advertising on their suggested platforms if you haven't done so already.