I have purchased properties that were county appraised at $70k, rehabbed them, then appealed the taxes based on my purchase price, repairs, and area comps to reduce their appraised value to $45k. 

So are you saying that I need more equity in my rentals to reduce my risk to the bank?

I have never seen a property that has exhausted all possible appreciation forcing opportunities so even if it seems stable it might still have some "meat on the bone" to improve income or reduce expenses (e.g 100% occupied property usually means there is some room to increase rents).Lastly, forcing appreciation might sounds like an awesome thing to do but it involves a lot of hard work, careful planning and being ready for the hiccups and surprises life throws at you. 

If you think you will be able to increase rents/reduce expenses it could make a lot of sense.A few bonus questions,- What's the condition of the main sewer line?

Va Loan funding fees can be rolled over based on lender guidelines, here is what I found from veterans united "The money received from the VA Funding Fee is used to offset the few loans that go into default, and further reduces the cost to taxpayers, ensuring the VA Home Loan program continues for future generations.

Sounds to me like you have a few options:1) Use your savings to pay off your student loans - that's an instant 6.5% return on your money.2) Make smaller principle payments to reduce debt. 3) Spend A LOT less money.

So cap rate purchase is generally low and you are hoping for increased rent growth to further yields unless you built the complex from the ground up to own then you might have a 10 cap rate to cost versus buying in the market for a 6 for class A apartments  with little operating expenses.Watch out for (newly renovated) properties where some syndicators and sponsors do rehabs on the cheap but the expensive items are fixing to go out after you own it reducing yields heavily in future years.Newly renovated to these sellers might mean carpet,paint, some lighting fixtures.

Negotiating for them to take over the yard care in exchange for reducing the rent, sure.

One possible strategy that can reduce the risk of a 1031 Exchange is to consider using a Reverse 1031 Exchange transaction.The Reverse 1031 Exchange will allow an investor to spend all the time necessary to search and locate a suitable Replacement Property.

Have not considered any future vacancies or tax payments to reduce the question size.