Selling one and buying multiple properties in a 1031 is simply a function of matching aggregate values (and some rigid identification rules).  

When I went to take my test at the government building in the Financial District I was solicited with business cards and flyers by a couple of professionals representing firms, but I am wary of pursuing cold promoters in this fashion.I was curious, other than googling reviews, is there a smart way to vet which organization I may want to "park" my license at?

He said he represented a non-profit organization who is partnered with the state to provide housing for homeless teens.

Hard to say exactly Leslie If you look below you will see it was smart shopping that helped. the faucets cost not much more than regular because I sought out clearance and odd lot dealers, goose neck faucet 129 water fall faucet 39 from amazonrainfall shower head 39 from amazonI spent 900 for both laundry center functionality wiring and plumbing and retrofitting the preexisting closet to function as a portal for the laundry center plus 400 a piece for each stack washer dryer from scratch and dent supply house.the most money over builder grade was the under cabinet lighting which was relatively cheap about 20.00and perhaps the fancier vanity lighting and living room and kitchen lighting purchased from odd lots 10 bucks a piece retail value 60-100 a piecelaminate over carpet was actually a bit of a savings.so overall maybe 1500 over normal renovating costs for both units.I purchased oops paint so I saved there.worked side by side with the contractor hands on in the dirtto save money and learn at the same time.and countless hours working on the design elements.on one unit I repurposed a track light and hung it as a vanity light it looked awesome and cost me $5.00I bought a round mirror from ikea for 14.00 so no extra money thereput a glass shelf underneath total cost for bathroom remodel not including vanity $ 27.00

Is it a function of crime rate?  

Your goal on a buy and hold to lease out is to make it clean and functional.

@Steve McCondichie   I went to a appl conference in Vegas nice organization although when I sat through there class to get verified as a appl lender it was basically very basic information .. being appl associated is in my mind like being a member of the BBB  .. you pay for that designation.. but good networking no doubt.. but nothing a borrower should hang there hat on..  

I have seen students from gurus be massively successful  ( I know I fund them)and I have seen a few BP trained folks do OK ( I know I fund them)Most of my top producers though learned it more organically and or through having RE licenses and working their way up in the industry and truly understanding it.. kind of like what Bill preach's If you have the disposable cash paying for training is fine..

Get it functional-  Planning and Site Prep - new layout for baths, laundry, master suite, etc.?

The home was built in 1907 and did not function well for our growing family.