As long as we would be legally allowed to proceed with this plan, then the question remains, as you point out, what is the tax burden for the partial 1031 exchange.

I think your goal of getting your first RE investment for around $50k is doable as long as you plan to leverage debt (Loan). 

Reflecting on the last 20+ yrs, when we could cash flow immediately with low cost sfr, had we gone with the higher priced properties and significantly lower cash flow, more debt, we could not have achieved IRRs even close to what the lower end product has delivered, nor paid off the investments. 

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

I like targeting outside of where I would live for SF and small MF (1-4 units) because of the lower entry price, usually higher cash flow since your rental income is higher relative to your debt service, and your appreciation potential is high if you can read the writing on the wall.

I will preface this with the fact that I have a legal background, specifically with estate planning and asset protection.

I am sure a Thumbtack PM works great when something legal goes down lol.

It's basically a legal 2-unit that can cashflow $900/month.

Or really they were ALL pre foreclosures when it was legal to do this in OR and WA laws changed in 08.

Even if the sponsor lacking knowledge and experience can raise capital through syndication, their life will become a living nightmare of lawsuits, hostile social media posts, public ridicule, accusations, legal threats.