I currently own 160 units.

So, most investors are turning toward small multifamily or other hands-off type commercial real estate properties.Aside from buying an entire storage facility or small multifamily complex on your own, another more affordable entry point into commercial real estate can be found through real estate investment funds.

This seems like a fairly easy exercise in comparison to a large multi-unit property with land and lots of improvements.

Current Situation:One house owned by self: 600,000 (has small mortgage)House owned by LLC: 350,000 (does not have mortgage)New purchase made by self using 1031 exchange from LLC: 600,000 (mortgage around 300K)

Do you self-manage, or do you have a PM? 

They are not self managing and they do not qualify as an Enemy.

I'm also thinking of building 3 units just like this side by side plus an identical ADU so I can squeeze a 4th unit in if time permits.I have pocket doors between the kitchen and living room to the right.

Unfortunately, as a lender I find most people only look to buy when they absolutely have to, often it's when they have a growing family and don't want to rent out other rooms, or live in a one unit of a mult-family unit.

We own a 7 unit apartment building at the beach and would like to replace our present bank loan with private funding of some type. 

According to philly's zoning guide a CMX-1 zoned property can be a multifamily property that consists of 1-2 units.