The only job of the Trustee is to get the best price for their client who is the Lien holder foreclosing on the property and then subsequently complete the transaction by collecting funds and filing the foreclosure deedThe Trustee has zero responsibility to make sure bidders aren't colluding(other than verifying funds) or ensuring the title is clear 

I flipped residential so its not scary.6 are for sale now, 3 from original owner and 3 from some subsequent owner.

The sale of your existing property and subsequent 1031 Exchange into land with a corresponding build-out of a multi-family property is referred to as an Improvement 1031 Exchange or a Build-To-Suit or Construction 1031 Exchange. 

It depends.There are areas where if you start where you live you might be stuck on buying any subsequent deals.

The firm holds free seminars for landlords to ask any random question too, I went to one before finding my first property (I really need to go again now that I'm an actual landlord) but I had him write up a contract for my first rental that I have tweaked for the subsequent properties I bought.I also had him add things specific to my request like forbidding the use of candles for non-emergency situations.

(Actual %, friend is a realtor/manager, gives me a great rate on properties I buy through him if they're in a good area)10% Maintenance/Repairs -- ($165/mo.)NOI -- $12.4KCash Flow -- ~$40/mo.COC -- 3.5%Cap Rate -- 8.6%Total ROI (Including Principal Paydown) -- 45% in first year (goes up in subsequent years with additional principal pay down)I think I did well for a first buy.

How much the buyer subsequently puts down does not change the quality of the deal.

In New Jersey lien go over $5K to $10K premium hoping that investor will have chance to collect 18% interest and penalty on subsequent payment.

There is a five year ownership rule that applies to investment property initially acquired in a 1031 exchange that was subsequently converted to a primary residence. 

The fundamental guiding principle, which guides the initial purchase and all subsequent purchases is what has made Warren Buffett so successful and what you can use in real estate as a basic foundation to your analyses and purchasing strategy.