He is moving and wants to reinvest the proceeds In another property, not yet identified, using a 1031 exchange.

I will exchange them for larger Multi family properties at that time and start the whole process over.When I intend to submit an offer I am basing it on my ARV.  

They all cash flowed and of course he rode the appreciation wave from 2011 until 2016, but has since liquidated ALL properties and did 10-31 exchanges into larger apartment units OUT OF STATE.

Proper planning and coordination between all of the closings is critical to the success of your 1031 Exchange.  

In general, in a 1031 exchange the adjusted tax basis for the relinquished property becomes the tax basis for the replacement property.  

there is definitely a benefit to holding onto properties forever, but you can accelerate your profitability and return on the original investment much faster if you sell those properties and exchange them into a profititablemulti family in a growing market

And whatever path is easier to do a 1031 Exchange down the road. 

I'm a drywaller and painter by trade, and would come paint a unit or whatever you might need (within reason) for free, but in exchange I want to go see what a day in your life might look like and find out more about the market, and then we go out and hit up a top golf or something.

I've found FCI Exchange and LoanMLS to be good resources to look at notes. 

Once you're ready to put your feet up, 1031 exchange those SFR rentals into high cashflow multifamilies, apartment buildings, trailer parks, etc.