The MLS, due to high competition and normally high asking prices, wouldn't be the best option to find deals. 

There are a few reasons for this: 1) They are costly and the Exchange intermediary may require a whole host of inspections including environmental reports etc and 2) One has to come up with the cash to buy the new property without getting the equity out of the first property - not everyone can do that - add in having to get a loan while still being obligated to the loan on the “sale” property.

Another issue is simply more competition.

The bad thing about these issues is they are costly.

I keep reading that it will be so hard to seperate the costs for each unit.

Surprisingly I think I like the SFR, (lower maintenance costs and tenant interactions per cash flow dollars).

So, yes, you can absolutely get a traditional loan using 20% down an receive a loan with lower closing costs and a lower interest rate...or you could go the other route.Hope that makes sense how I am describing it. 

If cabinets are in excellent shape, leave them alone.Accent wall adds no value.Would need photo and layout of existing bath and proposed bath and total rehab cost to tell you what value it adds, my guess is it adds $5000 in value or less.

The only negatives with an assumable loan is that they take longer to close, 60-90 days generally, and you would also need to come to the table with a little cash to cover the sellers equity (if any) and some other closing costs. 

The market here is very strong and competitive- appreciation is at a very high rate at about 5% annually.