The experts who own thousands of doors are still learning every day. 

Sounds like you are an expert in the world of 1031's! 

Possibly sell it to a developer or look at developing it yourself in a couple of years when the area begins to reach a prime.Though I’m not an expert or even familiar with King Lincoln.

One factor of their success was they were experts in this investment niche:  They knew the buildings, their history, the budgets, the rules (rental caps), the board members, the sales comps, the number of rental units in the building, they bought in areas where there was strong rental demand and a good exit strategy of selling one day.  

 go to http://203kContractors.com for the database of Certified 203k Contractors. 

Start looking now and find a local Certified Public Accountant (CPA) or Enrolled Agent (EA) who is a private practitioner.

A cost segregation is something done by a qualifying firm/ expert where they separate out components of the building that may have shorter lives Say they do their thing, separate a value for electrical, HVAC ect- and they say $250k of this is all components with 7 years lifes. 

C)  Certified/Registered Mail --  how does this even work if no one is available or keeps refusing to "sign" at delivery? 

I'm no real estate expert and defiantly not qualified to be your mentor but i do work at Marcus and Millichap and am currently managing a commercial retail listing in Livermore so i'd be happy to sit down with you and share what I know. 

This is a question for all of my real estate experts: When I'm looking at a multi-family property that has existing renters, I know I should ask for financials, but what exactly do I need and should I ask for?