As you mentioned, it might be difficult timing the sales of each of properties where you can achieve a combined exchange (multiple properties into 1 property / or a few properties).Just a quick note that may be helpful - I work with a group of investors that can help with a combined exchange into a single property and will buy it back once you've found a replacement propertie(s) as the final destination for your capital.

Here are some other strategies:Investor Networks: Share through local REI groups or investor meetups in Colorado and Ohio.Direct Outreach: Use mailing lists or email campaigns targeting known investors or real estate firms.Social Media: Post in real estate forums or Facebook groups for investors.Websites for Property ListingsRoofstock: Specializes in selling single-family rental properties to investors, offering built-in tools for analysis.BiggerPockets Marketplace: A hub for active real estate investors, perfect for promoting rental properties.Auction.com: If you’re open to auctioning properties, this platform reaches a broad investor audience.RealtyMogul: Offers connections to individual and institutional investors, especially for multifamily properties.MyHouseDeals: Focused on connecting with investors looking for fix-and-flip or rental properties.Zillow Rental Manager: While more general, it can still attract landlords looking to expand portfolios.Mashvisor: A great platform to market properties with detailed cash flow and rental projections.PropertyShark: Targets real estate professionals and investors with access to detailed property data.These can help you reach a broader audience and possibly sell faster.

Are you targeting a certain number of bedooms/unit (this is how S8 generally calcs the rent for each unit)?

As long as the total of the replacement properties meets your reinvestment target you'll still defer all tax. 

As large investors entered the market to acquire single family houses, our margins were squeezed and we ultimately could not maintain our target investor returns as the market totally changed.

I would rather you focus on finding a market that gives you the highest probability of achieving your goals. 

High occupancy isn't sexy, but that's what a good property manager will achieve, plus it's much easier to maintain a property with the tenant's money than the owner's money. 

@Rafael Ro Traditionally, investors have targeted Class B properties. 

I joined in hopes of getting into my first deal in this upcoming year and making the connections that will help me achieve that 

For the 10 year period spanning November 2014-2024, single-family prices in Austin nearly doubled, yielding an annualized appreciation rate of ~9% in that period.With inflation nearing its 2% target and signs of a slowing labor market, The Federal Reserve recently made its third cut to the federal funds rate since the start of the COVID pandemic.