My software provides me with that data so all I do is print it out and give it to may tax accountant. 

I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

So that the tenant rent is providing a larger amount of return of capital. 

I  have a detailed reply above that explains it and provides the code citation to read as well

I'd be more than happy to provide you with a couple recommendations if you need?

With 8' ceilings you should not have to dig out the basement, and with an RT4 zoning, provide all other issues (egress, etc.) are met, you should not get much (if any) resistance to adding that unit.

Does any of the coaches provide any of the following?

Maybe they bring the experience and provide the funds.I don't like any of your options based on I think you are too new to investing in real estate to take on any of those.

Additionally, by virtue of owning all of the units I could, with the help of an attorney, construct the bylaws in such a way to maximize value and eliminate bylaws that would be value-restrictive.I've talked to a couple of non-QM lenders who could provide financing to buyers under such a scenario, but the tricky part is appraisal value, especially in a state where, according to Redfin, no co-op's have sold in the last 5 years.If I got a couple units sold using seller-financing at $220/sqft, since there aren't any other co-op comps, would this provide a basis upon which an appraiser would provide a valuation closer to $220/sqft than $135/sqft?

So, in actuality the divide between “good” PMs and “bad” ones is probably no different than any other service provider, be it real estate broker, mortgage originator, etc.The key word I has in my sentence was MAY; as in MAY be hazardous to your financial health.