I've already done some small time cold call mailers to some local multifamily homeowners in my area.

Combine both strategies. 1031 into a small multifamily where you live.

You may have seen my other posts in here related to a small mobile home park with 1 ranch home and 5 mobile homes.I have been waiting on the information regarding the septic design of this property for months.

Gotta start somewhere though, take advantage that you're small and resourceful.

I have been with Fundrise since late 2017 but all Real Estate equity (~75%) and debt (~25%) with a fairly small investment that, according to their calculations, has returned gross ~7.5%pa (growth + dividends) over that 7 year period.So the above is not bad based on general risky asset long term annual returns, but the S&P 500 has returned (growth+ dividends reinvested) ~14.3% pa over that same period (source: using https://ofdollarsanddata.com/sp500-calculator/).

I was able to build a small team, but have struggled to see profitable gain in my situation.Cool to hear you actually went over and introduced yourself to boots on the ground in that market.

My Partners and I have been buying Brooklyn small multi's (2 to 4 Unit buildings) since 1998.We currently own 9 of these buildings in various neighborhoods including Clinton Hill, Bed-Stuy, Windsor Terrace and Ditmas Park.Total Assets would be somewhere between $15 and $20 Million in the portfolio.Every since we bought the first property, which was in Ditmas Park for $340k in 1998, everyone told me it was crazy.I continue to hear how crazy I am to continue to buy every one or two years since 1998.That $340k Property in Ditmas Park is worth $2 Million today.

Mindful Real Estate Partners is our next act.We are investors, developers and syndicators specializing in single family and small multifamily.

There is a big difference between commercial agents who handle large scale buildings and multifamily and small-scale commercial.

The short answer is take them to small claims court.