Private lenders allow much more exposure to a same borrower than traditional banks.

You may want to try a local bank for this 

Sadly, banks and hard money lenders are painful to work with in this model as needing to have clear title while they underwrite is not reality.

Here is the question I am trying to solve:If we quitclaim the deed of our relinquished property in Boston to our personal names to satisfy the bank and the 1031 rules... what, if any, tax implications will this have and how do we maneuver that?

As a landlord here in Binghamton, I know it's hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.

As a landlord here in Binghamton, I know it’s hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.

The current owners do not have a mortgage, and would sell it to me direct.Since the don't need the cash, I'm going to offer $50k down at a 3% interest at a 30yr rate, but buy them out and remortgage it with the bank at year 5.No money needs to go into it, i have a $100/mon HOA, ~$800/mon escrow.

I did this earlier in the year with a local bank who were running a special fixed rate until next year May. 

The LLC has nothing to do with this because you aren't getting a loan to a new LLC as a new investor with no track record unless you have a long-standing relationship with a local community bank or credit union.It's good that you have boots on the ground in Birmingham, but I can tell from the way you laid it out that you have done research online and made a plan based on this.

I think a Starbucks, Dunkin, Pizza or a small bank or credit union branch would really thrive in this location.