I was residential loan officer/mortgage broker from 2000 to 2008 and a Realtor since 1993.  2008 and the next few years were difficult times to be in real estate finance so I jumped to bank owned sales during this time, so I have both perspectives.Both as an LO/mortgage broker and real estate agent I would regularly have banks/lenders ask for a comp-based appraisal and a rental survey on 2-4 units properties; which is Fannie Mae Form 1025/Freddie Mac Form 72. 

I used "regular" money, not deferred money but you can use them to defer just your gains. https://www.novoco.com/resource-centers/opportunit...Of course there is always at 1031 if you can find another prop.

I use listsource pretty regularly and may be able to help based on what exactly you are looking for

@Tim Chase You are kind of stuck if you plan to do a regular lease.

If a C class area is revitalizing, you can really clean up with the property appreciation.

Test them every 1/4 when you do your regular inspections and you are good to go. 

Tool wise all you need is a angel grinder with a masonry blade to cut and shape regular blocks for the back post.You could also easily replavce all posts yourself with 6 X 6 PT.

Regular property managers? 

In fact they can't compete with regular buyers either who are willing to purchase at a fair price. 

He/she needs to have it removed, cleaned up and pass inspection.