The main idea is to use lender funds, and minimize coming out of pocket.

If you work with multiple agents, expect them to get frustrated with you and eventually get little or minimal help from them. 

You could go the other way as well which would be a "diversification exchange" but if you're heavily leveraged you probably won't be able to get by with just the proceeds from a sale as down payment on multiple properties unless you found one or more that an owner was willing to carry with minimal down.Either way, if you can find a way to crack the cash code the 1031 will be your ticket to transition that portfolio without incurring a tax hit.

The uglier homes are sitting longer since most of the buyers want to do minimal work.

This is probably a CPA/Tax professional question - which form of business entity should I pursue to minimize taxation for foreign investors and for myself? 

Yes, but we just did a refi 2 years ago, so there is minimal equity left at this point. 

The house was built really oddly with minimal space for a living area.

You have minimal numbers so anything i say is WAG(wild a** guess). using your numbers cash flow of $250*12=$3000 net. $3000/$30000 invested = 10% return on money.

Hi Guys,any active wholesalers in WA state use disclosure forms you hand to the seller to minimize your liability?  

Ideal property is as follows..            8-12 Unit, Landlord pays no utilities, garages, minimal lot size, not owned by a big corporation,                        mortgage at least half paid off, Forced air, Etc.