You may not 1031 into a REIT however there is a product similar to a TIC called a DST (Delaware Statutory Trust) that qualifies for 1031 treatment.  

., you should have no problem securing an 80% LTV on a personal residence and would likely be eligible insured mortgage products (up to 95 - 97% LTV) as others indicated.If you are trying to purchase before you move, does your wife have family who would be able/willing to act as a guarantor on a mortgage?

I've spoken with various people on the matter and the price can range anywhere from $125 - $215 per square foot which means complete with demolishing to finished product. 

I think I will be more productive by just focusing on one thing at a time until I get more experience.

Lizzie is right - check out local banks in the area around Denver and the Greenwood Village areas and tell them you are hoping to use the Home Possible 5% down conventional product!

Keep in mind most of the markets in the USA you are getting lower end product.

Make sure the property is actually zoned for multi-family and not the product of a past owner turning a single family unit into a multi-family unit.

For a bank that does portfolio loans, Towne Bank has a great product.

They're $700 each, but their product is one of very few with little to no reliability complaints and almost universally positive reviews. 

Many members are experts in their respective fields related to real estate investing, whether that is real estate brokerage, wholesaling, flipping, buy and hold, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/proIf you haven’t checked it out already, the Bigger Pockets blog features links to their awesome podcast and many great articles: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.