Her house looks like something out of Better Homes and Gardens.

If they are for real, a response will come back referencing the area or your property...like "bayshore gardens house" or north atlanta.  

Most are 3/2 garden homes.

@Dan Torluemke @Greg Moss Thanks for the suggestions on running numbers.

So talking to numerous commercial realtors can many times shake the trees.As far as the 1031 goes what you're proposing is really just a garden variety diversification and shouldn't cause any issues. 

I have a 3/2 duplex with a garden a few blocks always that had a comparable Reno and I'm getting 5500. 2900 will get you a 2/1 in that area.

While you will benefit from economies of scale for bigger items like a roof, you don't gain in the individual units.For instance, a 10 unit mf building, garden style, will have roughly the same size roof as a two story 20 unit property with the same footprint.

Investing in Winter Garden Florida

Looking at an 18-Unit Garden Apartment class-C complex on the outskirts of Charlotte, NC.

. * Some of her siblings have good credit and would be interested in putting their name on a property/financing/lease, as the husband provides guaranteed cash flow anyway, but they are not familiar with the whole process * One sister who works as a property manager and has access to MLS, but she hasn't been on that job for long enough to understand REOs, owner financing etc.She is currently looking to rent a two bed at 1,300 USD per month with a 12 month lease in these Michigan areas: *Dearborn*Dearborn Heights*Sterling Heights*Garden CityShe said Detroit only if close to the above (so not ghetto).But at that price I feel she ought to find a property to buy instead.