I’m not an expert, but I don’t think you could live in the new property if you 1031 nor would you be able to access any of the proceeds for personal reasons.

You can take any amount you want out of that profit but realize you will be taxed on anything that hits your personal account. 

Should I go with this architect person to handle it?

I personally found this software a lifesaver.

And in general, it's "only" gonna cost a person 40% gross rents...... 

Option 3: Find a better investment at this time.Stop thinking of yourself as a real estate investor and start thinking of yourself as a well rounded investor.Pay off your mortgage: Your money is not working for you when you spend it on liabilities like a personal residence.Buy Rentals with little/no cash flow: You are speculating what a rental will be worth in 20-30 years.

If you do you may run the risk of piercing the corporate veil of your LLCs making you personally liable for business debts. 

Personally, i dont have any family here in Boston, just college friends, who will graduate and go to different places or back home.

As soon as interest rates or your personal situation are favorable you can then refinance at any time and eliminate the hard money lender.

Personally I love quadplexes.