Depends on the size.  

The investor group (2-3 people) I'd be tapping has a significant amount of liquid investments (much more than the deal size)--how would that affect the loan process?

and in some markets its even better.I just got appraisals back on a house plan I built 20 times last year in PDX  and sold for 350k this years number is 425 to 450k  same plan same size lot within 1 mile.. same school district... starting 23 more. 

If I cash-out refi, especially my primary residence, I am paying that back over 5, 10, 30 years (because I live there) so significantly more money paid in interest even if rate is lower.There is not a one-size fits all, it all depends on how long you plan to pay the money back.

I currently have a 4 unit and a SFH, however I'm looking for lenders that would consider multi unit homes that are in the 5-10 unit size range.  

Whether your exchange is $100,000 or $1 million, DST investments can be sized to fit your exchange.

Do these rents seem realistic for the area considering its size?

The main thing to be careful of is not charging more or appearing to charge more based on family size, family make-up, or other fair housing attributes.  

Call your local modeling agency in your area,, ask what is needed to be included in their "talent for children" listings they'll want to know his details, and you'll need to submit a head shot with along with his clothing sizes, shoe sizes, and you'll need to be available when they call for a "go see" where he's sent for a brief consult if selected from a mini group of others where they decide if he's a good match.Smiles, not to shy, able to turn, move, and follow direction is a big plus. there's been a bigger calling for other than the blue eyed blonde stereotype..

Looking for a cheaper way to get in the gameWhat size properties are you looking for?