We am currently rehabbing our home to possibly sell or get a HELOC on.

Refi is not an option, my interest rate is 2.75%- when I spoke to a lender, the new mortg if refi'd would be $4,600+ my current mortg is $2.9k3.

The SFH and the 1b/1ba ADU are currently occupied by tenants under RSO and paying far below market rents.

I currently house hack a duplex that I bought 2 years ago.

Yes, all of the above, some people will continue to pay for a full service agent, some people will pay for a discount, some people will forgo agents all together, I think we will see alot more variation then we currently see, but just like any other business there will be tiers, Ritz, Marriott, Courtyard, Fairfield inn but for agents. 

Although 1031s are still getting done, takes more planning in this current market 

They want to sell all of them at once, and not piece meal them out individually, so they are asking for less than market value.The offer is 6 homes 5 of which currently have renters, for $400,000.

I'm currently looking at doing the same thing. except buying one that already exists.

Verse a cashout refinance where you'd have your new higher rate on the total amount (Current 1st + New Cash).- This unlocks cash to allow you to buy a new larger home for your growing family(congrats) with 5% down (Since it's a primary residence)- This allows you to exit the current home and cash in on the $600 cashflow differential(minus the monthly payment of the HELOC, minus maintenance and plus tax savings ).Could be a strategy that works well for you, please feel free to reach out if you want to talk shop and run the #s.Zach

Currently I own 1 SFR, 2 duplex's and will close on another SFR in April 2014.