(i) the term "Insured" also includes(A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title(1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or(4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes.

What's your exit strategy to consolidate all the small investments into a large complex in 10 years?

Have you considered consolidating what loans you currently have?

It sounds like you need to consolidate debt into something manageable.  

They have been consolidating and rebuilding ALL the city schools over the past few years, which should help with the education levels. 

Of all of the great ideas people have mentioned, here’s the ones I tend to like most:Buying an apartment building - I was thinking multiple SFRs would give me better diversification but I think some good arguments were made for consolidating costs and liabilities.

They are not all consolidated.

I can seem to find any info on 1031 ex 2 properties to 1 new.Anthony, this is called a consolidation exchange is is very commonly used by investors seeking to reduce their holdings and work load of actively managed properties.  

I would like to invest closer to home and to consolidate.

Properties with high appreciation (as long as it cash flows and you're positive) will give you the cash when you're ready to sell and want to consolidate or move on to other projects.