Look for a local credit union that can offer a cash-out refinance once the work is done, ideally with minimal seasoning.

Look up ideal existing performing properties, your "hero's" as it were, find out who own's it, and reach out to them. 

In a 1031 exchange, does the replacement property need to be more valuable than the total sale price of the deal I sold (including other investors), or just my individual portion of the investment?

Concealed Involvement of Barred Individual: Ron Fossum is barred by the SEC for a similar, $20-million-dollar financial fraud and his involvement in Norada Capital Management is concealed.4.

Individuals are purchasing these properties, rehabbing them, and raising rents.

I focus heavily on the sell side and on the buy side only work with high net worth individuals so the newbie wanting a 400k multifamily with an FHA loan probably isn't for me. 

I attached some visuals to give an ideal of the type of area. 

Think about what everyone else is doing.For reasons that I can’t quite grasp, someone decided that people who want to, need to, or have to sell their houses are the ideal audience to target.

Well I've never really thought if they appreciate it on an individual level or not.Some do say thank you, some do not. 

You would have to go after the one individual for non-payment and you could only remove the other three by going through the legal process like you would for someone on a verbal agreement, which puts you in a he-said, she-said situation.