I am also contemplating purchasing some resources from Listsource.com to really get me started. 

Take that for what its worth; but it could be a good sign folks are discussing/contemplating. - Mike

@Kate Weinberg, There are a couple of different ways to accomplish the goal you're pondering - converting 5 rentals into one or fewer larger MF properties.The first and least expensive is to do exactly what you were contemplating - sell each one and do a 1031 on each.  

I've contemplated waiting the market out this year, but we have been considering new construction.

I think my inability to obtain the financing initially contemplated voids the agreement.

I expect it to sell within 1-2% of that number.This is exactly the kind of thing the states contemplated when requiring licensure. 

To your second point, I was  contemplating buying in another state because having a remote job, I am location- flexible.

Still contemplating on the best plan of action.Thanks,Johnson

I might even reject a tenant who was contemplating that.

I'm contemplating using 100% transactional funding on that one.