The idea is to re-fi in a single transaction, which, I assume, will have benefits over three separate transactions.

We have listed them with real estate agents we like and have used other transactions.

When the transaction closes, the purchase is funded, and we set aside additional funds in an escrow account to pay predetermined professionals to make any required or desired repairs or upgrades to a property AFTER the buyers settle on the purchase transaction.

I am an investor, agent, and mortgage lender here in AZ who primarily does investment transactions.

MOST transaction aren’t BELOW market, although I’d venture that 85% of those buyers BELIEVE they’re purchasing real property at a discount.  

I would start with the code & zoning department for your community

While 1031 exchanges are governed by federal law, some states have their own nuances that can impact your transaction.

I've brokered a number of 1031 transactions and can help with that as well. 

Are your investments registered with either the SEC or with the California Department of Financial Protection & Innovation?

The happiest day of my investing career was when I transferred ownership to all those houses in one transaction and to never ever go there again with that asset class.But thats me.. section 8 can work but its not as passive as folks claim.