He purchased a relatively inexpensive ($210k), 3 bed 3 bath townhome.

Our thesis is that there is a critical shortage of inexpensive but quality housing in the US.

I also agree that the kitchen amenity is an inexpensive investment hosts are passing over.

Be sure you know what the timeframe is on the contractor and the finish work too! 

I haven't bought a 2-4 unit with the VA loan yet (been living in expensive markets lately) but I will as soon as I exit the military in the next couple of years!

Could be worth speculating into at least one property there and just holding it for the long run with how inexpensive they are. 

As a listing agent, I pre-arrange a specific weekly or biweekly time window with existing tenants and arrange all showings within that timeframe, with POF/pre-approval required with offers.

And once you complete your 1031 exchange you could then do a cash out refi on one of the properties to access the cash you need, and fully take advantage of all the benefits of the 1031 exchange.You just want to be mindful of the time frame requirements in this scenario, but as long as you are proactive it shouldn't be an issue.

If I have my ideal time frame it would be to close on something in September.

The only option I had when using 1031 was the time frames allowed when I sold my property.