Speak to your custodian and see if they will allow this and can refer you to an attorney that can help set it up.

I want to find a few properties for around $130K each to make a 1031 work when I sell a current property a few months from now.Not looking for turnkey that sells at retail prices, but for properties I can build 25% + appreciation into with rehabbing that will allow me to refinance later on to follow the BRRRR strategy (so an ARV of $200K from a purchase price of $130K). 

With regards to determining a good deal, I always look at true projected cash flow after PITI, repair allowance, market vacancy, and management.

My plan is to put as little down as possible on a quadplex while also getting the allowance for remodeling efforts. 

I plan to live there for at least my first year with a roommate who will pay rent.I know I need to look at the cash reserves for any condo association, what percentage of renters they allow, HOA dues, etc.

Maximize expenses inside the business as the tax code allows. - Anish

You could also see if the buyer will possibly qualify for conventional w/ a 5% down payment, which would allow them to get a new appraisal. 

However, city regulations do not allow me to have a kitchen in the attic.

This allows consistent positive cash flow for them.Others stay out of their lives and only communicate with them if there are any problems with the unit, quality/product services, and/or negotiating lease agreements.  

However, city regulations do not allow me to have a kitchen in the attic.