@Jason Ma That's a pretty large spread on a cap rate range.

I've had a structural engineer look it over and it looks like the main beam may need to be replaced as well as a large number of joists.

The first in Santa Rosa have created an increasingly large housing shortage, providing opportunity to developers. 

I am also looking at multifamilies in Florida and Tennessee, what others might call large but which to me are small-to-medium  (5-16 units) to buy and hold.

To really grow and streamline all this whats the best way to really scale and get very organized?

I'm looking to find a value-add deal where I can largely subsidize my living expenses with my tenant's rent.

Some small and some large but in the long run and in the grand scheme of things if you hold onto to real estate long enough it will typically appreciate and dig itself out of a hole.

A little clarifying question on the 1031, do you have to buy something priced as high or higher than what you're exchanging or do you just need the financed piece to be at least as large? 

Large property mgmt companies spend a lot on advertising themselves and make it sound like they are better.

I also agree with others.. would determine what your property is worth, add a large (but not insane) premium and ask that.