Once renovations are complete, carefully screen tenants, set clear house rules, and consider furnishing the units with utilities included to attract reliable renters.

I bought 6 unit property in Wildwood,NJ,in November 2024, doing rehab now,  should be done by May 2025I am planning to subdivide 6 unit building to 6 separate condos and sell fall 2026, , if there are any experts in 1031 that can help me?!

When you invest in 1-4 units residential property in the Bay Area, you are investing for the appreciation or value-add potential because most properties don't generate positive cashflow.  

Get a small inground fiberglass pool.No above ground pool unless you have a mobile home.

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

Aside from arbitrage, I am looking into multi units.

my hope is to get a nice unit for my son at below 50% of retail.  

So on a 3br unit where all the utilitites are included in the rent aand paiid by the landlord, you can expect to get up to the FMR as the rent for your unit. 

I believe buildings with five or more units are classified as multi-family properties.

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.