. -- regarding issue as it relates to integrity of 1031 -- said indifferent about running business through parent or individual LLC, but assumes that the subsidiary LLCs are single member.

I do this part time, and mostly as an individual investor with 1-2 deals a year which are for my friends (buyers).  

Therefore, most underwriters take the loss to lease percentage of the gross potential rents number and apply that percentage to the pro forma projections or assume they can operate the property better by leasing units strategically by having leases expire in hotter (temperature and demand) months, thus applying a lower percentage of GPR loss to lease (typically 2% to 4%).

Speak to each individual and determine if they are viable candidate for whichever rental you are moving - it’s that dumb and simple.

This has to do with the the massive demand, curtailed supply (one side is the ocean!)

It was a small, older house and they told us demand for it wouldn't be very high. 

My mom lives in a nice one but you will never see one on the market as a whole because they are built more like townhomes that share a wall or two (think a square divided into quarters that remain square) and are usually sold as individual townhomes.

You will need to be prepared to pay what the market demands and potentially lose out on a lot of multiple offers before having one accepted. 

Also I will have to find somebody just to collect the rent from individual condo unit- have no idea where to look for him?

I have found these smaller, regional banks can be more open to development and investment backing than the bigger names.If you're looking for individual contact names/#'s, PM me and I can send you some.