There is also ease of management in having a handful of tradespeople that can deal with all my properties.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

You need to work with a property manager that has experience with this, unless you plan on doing it yourself.

For a quick turnaround during the holidays, that rate might reflect premium timing.

I couldn’t touch it for a long time and it wasn’t that much money.

Property management is also in place. 

Currently we have titled our 16 properties in 4 LLCs and we have a 5th LLC where we manage our properties.

. --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

No syndication experience but there are about a dozen quality RV/Mobile home parks on market in Oregon, several with owner carry options that can be passiv-ish with management in place.