99 percent of all properties being sold are looking for market price.

Here in FLorida, in the 2010-2015, I sold almost exclusively SF investor homes (about 200 of them, to investors from Cali, and abroad), and as values rose, and ROI's dropped, I found the natural progression was toward multi, to get worthwhile returns for my clients. 

Done several dozens flips, and owned a 4-plex that was purchased for $68,000, cashflowed almost $2,400 per month, and sold for a $100,000 profit less than 3 years later.

You stated that the seller would lose money if he sold traditionally so you are offering a valuable alternative here.

I know because that is how I sold my rental property just a few months ago (and, like you and many others, I too considered 1031 exchange). 

Sold the home and made a profit.

Even when they tell you that the property is sold, continue analyzing and find out whether you would really pay asking price after knowing all the financials, recent repairs, board of association, recent changes in regulations, etc.

I also sent the CPA a copy of his original letter, so I am not sure I even have a CPA for this tax round.Thanks,Sam

@Margaret Buoncora,  If these are sold individually then each one of them constitutes a separate 1031 exchange with it's own unique timelines and reinvestment criteria. 

Kevin Vandenboss We've valued and sold hundreds of similar portfolios.