I personally use the mass text capabilities through my Resident RE CRM.However I have a few friends who wholesale and invest and use Mobile Monkey to mass text and from what they say the price is pretty reasonable.

But, the self-sufficiency test for FHA loans can be really difficult in SF, meaning that the market rent from units you will not occupy must be sufficient to pay for the mortgage payment. 

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?!

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.

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

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

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. 

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

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