But it's a difficult puzzle to solve: cash flow per square foot is just higher for smaller units.

As Thomas S. mentioned, you can install flow meters in your units, though be aware there can be a good amount of expense involved in this, and you will need to setup these new meters (& the tenants) with their own accounts with the water utility company, otherwise you will still have the bills in your own name.

@Andrew Johnson I’m using propelio because they offer comps in dallas ft. worth where I’m at and a group I’m involved with on Facebook.

I need to understand what is involved in filing this and if this is something I can do myself or need to get a CPA or attorney involved?

I’m not sure if you have any insights as to the construction cost, but one nicer home was built in the area and it sold for $78 a square foot, which I think would be close to the cost of building one.

It's on a 7700 square foot that we believe is zoned R2.  

I haven't come across too many 90+ year olds that don't involve their family when making large/important decisions at that point in life.  

Mine was $3000 for an 18,000 square foot building in NC.  

He can initiate a 1031 exchange by selling his property to you, having the exchange documented on the settlement statements and having a qualified intermediary involved to handle the process. 

I am involved in a partnership.