Since you're selling 8 SFRs, this could break up into multiple distinct exchanges (most likely), but you have the option of combining multiple sales into single exchange purchases. 

It’s costing you thousands of dollars post-tax plus wrecking your DTI. 3) sell your current home tax free and buy a duplex or fourplex.4) AGAIN: figure out the ownership structure and the breakup structure.

Here are some quick pieces of advice: - GET MARRIED BEFORE BUYING A HOME TOGETHER (It would likely be a nightmare if you guys break up and own property together) - The more comfortable you need to be, the less of a "deal" you'll most likely get (that's not a fun thing to hear, but I wanted to make sure you did).

Or, how do I break up with him, and what am I looking for in a new agent?

The “bookkeeping” features are cumbersome and don’t easily break up by property or generate great reports. 

While you are not married, you may need an attorney to break up here, so it's close enough.

Don't be afraid to break up with them if they are not meeting your needs.

It’s the first thing potential buyers will read, and it can make or break their decision to schedule a viewing.To write a compelling property description, follow these tips:Start with a hook that grabs the reader’s attentionUse descriptive language to paint a picture of the propertyHighlight the unique features and selling pointsUse bullet points to break up the text and make it easy to readRemember, your property description should be concise, engaging, and informative.

They end up mired in a year-long nightmare, and I've seen more than one couple break up over such things.

Based on your post, you have internal struggles that no one on this forum can help with.HOWEVER, based on your post, consider spending a little money to break up the house into either a 4/2 + 1/1 OR  BETTER YET, a 3/2 + 2/1.