That is true,  you need some real friends in this business - but to make it easy on you, you should be with a mentor - someone who has done what you want to do - a coach - someone who can demonstrate that they have a serious net worth of well over one million dollars.

If you have as much equity in the portfolio as you say you do, then maybe get the seller to sell at a slightly higher price but transfer you cash for operating reserves at closing (not sure how the lender will like this, you may have to place the funds in an escrow account of sorts to demonstrate they are really just for operating reserves not just cash at closing that the seller is giving you out of the lenders pocket). 

The schools in Passaic have vastly improved in the last 5 years as demonstrated by improving test scores, graduation rates and AP course participation.

.$3,000 / 5 years = $600 a yearAdd $300 in maintenance and gas = $900Add $300 for your time = $1,200Meanwhile, you can hire someone else to do the job for $100 an hour. 10 hours x $100 = $1,000 According to this quick demonstration, it would be cheaper to hire someone else than to do it on your own.

Make sure the sponsor you choose has a well thought out communication plan that can be clearly demonstrated.

There's no specified time frame but you need to be able to demonstrate that your intent was not just to fix n flip.Other than that, if you qualify for an exchange then doing a 1031 from a Single family into a multi family is fine. 

In tandem, I'm continuing to seek partners to demonstrate what I can bring to the table besides just $.Thanks again.

Second, it demonstrates to others that you are able to close.

Narrow down, get ready to demonstrate that you can close, and start building relationships with them.

The second demonstrates how rents have increased more in some areas and less in others.