However, in the case of safe unpermitted units there is a state sponsored agency (HCD) that is tasked with getting jurisdictions to comply with the various laws regarding providing housing units.  

The goal is not about accumulating money based on the rate of return but to continue to stack and grow the cash flow. 

Pat & JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

There are rental management tools like Stessa, Baselane, Innago, and many others that include income/expense tracking that handles all the accounting tasks and reporting you really need for rentals. 

Just ensure the new loan doesn’t overextend your cash flow.The best move depends on your long-term goals—cash flow vs. equity growth vs. diversification.

This type of partnership will likely include managing partners and acquisition managers tasked with finding and structuring the deal.

I haven't done a 1031 exchange, but may in the near future and the small amount of research I have done on it seems to indicate that some qualified intermediaries only do the intermediary task (hold your money while you close on the new deal) and some try to do other tasks as well, like facilitate you finding the next deal, etc. 

The current market definitely has some great opportunities for strong ROI and equity growth.

Most important to me is equity, to continue my growth. 

Look at rent growth trends, vacancy rates, and the area’s economic drivers.