Depends on the size.  

The investor group (2-3 people) I'd be tapping has a significant amount of liquid investments (much more than the deal size)--how would that affect the loan process?

I'm on my ipad now and it won't let me paste the chart I created in excel, but the rent has gone from about $720 to $860 over the past 3 years which would be about 3.9%.

and in some markets its even better.I just got appraisals back on a house plan I built 20 times last year in PDX  and sold for 350k this years number is 425 to 450k  same plan same size lot within 1 mile.. same school district... starting 23 more. 

If I cash-out refi, especially my primary residence, I am paying that back over 5, 10, 30 years (because I live there) so significantly more money paid in interest even if rate is lower.There is not a one-size fits all, it all depends on how long you plan to pay the money back.

I tried to find a mapping of cap rates over time, and found this one.https://www.reis.com/cre-news-and-resources/q2-201...If these held true for a $1M property purchased at the that held NOI at a constant level over the holding period, the property would have increased in value by 14% by the end of the 5 year period on the chart.  

I currently have a 4 unit and a SFH, however I'm looking for lenders that would consider multi unit homes that are in the 5-10 unit size range.  

Whether your exchange is $100,000 or $1 million, DST investments can be sized to fit your exchange.

Do these rents seem realistic for the area considering its size?

The main thing to be careful of is not charging more or appearing to charge more based on family size, family make-up, or other fair housing attributes.