You dont need anyone local you just need to find a good CPA who may have ties with an expert in the 1031 Exchange process and regulations.

Dear BP Colleagues,I am a new investor, looking to venture for the first time in multi-family - what are the things to look out when you are new to the game and starting out. (1). since I am looking for rentals - would I get access to lease agreements of existing occupants as a buyer?

Depending on the city regulations, maybe you can find a large distressed house and convert it into a duplex or triplex.  

Have you searched your state landlord tenant regulations on line.

Treat that money as though it doesn’t exist except what its for.

Sure, you could buy the house subject to the existing mortgage, then sell to your friend's investor on a wraparound mortgage.

It's currently tenant occupied, and since I'm honoring the existing terms of the lease, I drive to the property once a week to pickup a cash payment.

@Jonathan Clark You're probably not going to like my answer but I think it's going to be pretty hard to find a lender for that, particularly if you don't already have an existing relationship with them.

See the Zillow link for the property below; interior is only 2,000 sq. ft not 2,556 (2,556 includes the garage)https://www.zillow.com/homedetails/600-N-13th-Ave-...Work for this house would include turning it into a 3/3 while leaving the existing 2 car garage, 3 brand new bathrooms, remove the wall separating the kitchen from family room, refinish and/or replace kitchen cabinets (countertops will be reused), replace all exterior doors and windows with new impact glass, new HVAC system with duct work, minor electrical (high hats, new fixtures, inspection repairs), paint, new casing/baseboard, and maybe new interior doors. 

Their regulators have discouraged them due to the 2006-2007 crash.