Hey @Dave Foster, as someone who plans on selling on a 1031 exchange in the next 12 months, I have a question:  in the scenario for the buyer you outlined above, it doesn't seem particularly beneficial to the seller, because if they keep the note outside the exchange they're paying taxes on a boot that they wouldn't have if they got a different buyer who could meet their price, or they're having to replace with outside cash the note inside the exchange.If I were the seller (and like I said, I will be in the next 12 months) I wouldn't like either of those outcomes. 

These seem like simple questions but google doesn’t seem to have a simple answer. 

& wifi I pay separate for unit because I could not find many tenants it seemed that did not care about wifi.  

A 6-unit would be a lot to bite off as a first-time landlord, but you seem to have your ducks in a row.

The house is situated in a desirable neighborhood but it seems they are only looking into cash offers. 1.

I'm sure there are exceptions, but I didn't seem them.

Sometimes you can tell because of rust staining and buildup on the outside of such affected pipes,   but even without that they can be weakened considerably from their original state.On the drain side galvanized branch drains  (1.25 through 2" galvanized pipes)  can also rust out or clog up as the rust on the inside is very rough and catches hair, grease,  and other debris and will eventually need aggressive rootering,   which if the pipes have rusted enough may open up holes in them.I should note CAST IRON (hub and bell) old sewer pipe,  at least the 3" and 4" stuff seems to have a bit longer lifespan than galvanized steel;  it still rusts but doesn't crumble and flake and encourage blockages like steel does,   so an old house with a cast 4" sewer stack you may be fine for many decades more if you just replace all the branch lines going into it but leave the main stack.   

I have thought about if there was a way to make money partnering with homeowners who want to renovate before selling but don't have the cash.Definitely seems to be aimed at homeowners not investors.

Otherwise a group home or MTR seem like good options.

And i chose a 4 plex because it seemed like the smartest play. the 3 units that I am renting out pay for the mortgage.