@Karen Kushner, as long as your replacement property contains an equivalent amount of the same type of property that was segregated then the depreciation will be deferred in the 1031. 

Also what would be a reasonable price range for this type of project?

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software has extremely helpful features like online payments, marketing syndication (click a button,your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Looking for advice/strategy from like-minded, anti-risk, I want to maximize cash flow type folks.

What made you interested in investing in this type of deal?

With those types of accounts earning 5%, the drag of idle cash on investment earnings is large. 

It should be primarily a homeowner type neighborhood.

My goal with that is to foster an environment where college students can better prepare themselves financially by improving their financial literacy and exposing them to different types of investments early on.

Hi Vishal, I don’t know of any credit unions specifically, but there are lenders and LOs out there who will do these types of loans.

Choosing a good syndication may be work that approaches determining a property to buy, but after investing in the syndication there is little to do but monitor the sponsors/syndication, pray the investment performs, and provide documentation to your tax man.