Have heard some PMC's allegedly offer other agents a ridiculously small amount like $200. 

You should have a chat with your accountant, if you had a loan on the property, you may need to buy a property for more than the cash you received to defer 100% of the gain.Best of luck

Happy to send over some referrals - some are better for big rehabs vs small cosmetic vs subcontractor only projects.

Hi Ricky, Have you tried looking at a DSCR loan?

I am in the same boat of either 1031 exchange or refi some of my small multi's to purchase a larger complex.

Whether it's a small, family-owned PM company or a mid-scale operator with multiple properties -- I am interested in the trends!

Possibly break loan covenants and can't cure default, lender takes back property.  

If i sell my SFR rental for $450k and equity is, for example, $200k...Can i invest 100k into a new SFR worth $275k and invest the remaining 100k into a sponsored DST or TIC (which deals are usually multiple hundreds of thousands of dollars?

This will be an excellent home for a starter home, small family, long-term rental, and definitely a really cute AirBnB.

Sounds like you don't have the cash but you may have the time to do research and get crafty with a small team.