Or you could sell a few of your least preforming properties, and do a 1031 exchange into an apartment complex.

In those cases, the listing brokers are selling to their client list and end up on both sides.Smaller deals up to 30 or so may show up in Loopnet, Crexi, MLS, local commercial exchanges, etc. making it easier for buyer brokers to help identify properties. 

If the space being used is detached to the main living space, than that portion is considered investment and you could do a 1031 exchange and defer all the capital gains tax on that portion and still take the primary exemption.  

Hello, I'm hoping someone here can point me to a seasoned & experienced tax professional who could help advise me on the best course forward with my 1031 Exchange I'm in the middle of.

Working for one for free in exchange for guidance would be a good idea, but I would be skeptical of somebody who wanted to charge me $4,000 of my $5,000 starting budget. 

I also learned that you can purchase up to three properties thru a 1031 exchange. 

It's also possible to participate in a 721 exchange where you might transfer the capital into an investment vehicle such as a syndication if you still wanted to participate in the real estate game without the tax hit.

I’d love to chat with you and exchange stories.

Management fees- free rent in exchange for licensed agent living in the community and coordinating work orders, etc. $288,000 income - $199,600 expenses without management and landscaping = $88,400 / year or $7,366/month. 

My partner and I put in equity 50/50 and got hard money financing in the beginning to put less down, and then we either refinanced or 1031 exchanged into larger assets.