If you don't intend to occupy one unit ("house hack") you might consider looking at some of the cities outside of the metro area that still benefit from the population growth of the city but have a lower price point.

Can you refi, right after close of transaction on a 1031 exchange to pull money out for other investments or use?

Cash closings must happen within 30 days, financed transactions must happen with 45 days.  

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.

And lower when there are job losses.

I understand at a very basic level the importance of legal advice in real estate transactions.

I think I was interested in making a wholesale deal because right now I'm very into finding good deals and wanted to get a transaction under my belt.

I'd recommend going big than going small (for you I'm guessing you are doing FHA or lower down payment as a hack).

As of today, I'm at a different broker who will let me wholesale on my own under my LLC, and I will give them $500 per transaction for holding my license -- and really, any way you read the legal texts, it does constitute brokerage activity.  

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.