I was thinking of buying a 3/2.5 condo that needs a little TLC and doing some work on it to boost the value and the rent I can charge, then renting out the unused rooms.

All of these may influence/affect how the property is assessed.

This allows you to indefinitely defer tax on the gain from the sales with a 1031 exchange (using the deferred tax to boost your ROI). 

Is there anyone else in your sphere of influence who is like minded and wants more out of life whom you can partner up with?

I need someone with a strong background, influence and knowledgeable about cell tower contracts. 

Perhaps you should even house hack to boost ROI even further by also saving on rent every month.

My suggestion would be to, instead of beating your head against that "below market" wall in hot markets, find a creative strategy that boosts effective income generation.

The tax typically does not add up to much and will be less than the amount of boost in return that leverage produces.  

Use Experian Boost from the Experian credit report site to use things like your cell phone bill being paid on time each month to improve your credit and your rent being paid on time.

You never know who in your sphere of influence (friends, family, neighbors, coworkers, etc.) can help connect you with a potential mentor or other REI who can lead you in a positive direction.