But we are very low-tech, and limited by management and circumstances in terms of implementing a database or other common tools for the modern age.

It's a problem also because now there is no plan administrator (the retiree is under guardianship) so we can't sell the houses yet, no legal signer.So I imagine people just do it anyway right, and don't report it?  

I work as a Database programmer/Business Intelligence guy for a day job, but I am hoping to make the move to full time REI over time.  

Unfortunately, local administrators of the program can vary greatly in how well they serve their clients and vendors.Since you have a signed contract with the housing authority, that should be binding.

By that I mean building your investor's database before having a deal and getting their "commitment" in advance.

Most title companies have no direct or specific experience with 1031 administration.  

While this is my first multi-family investment, I am a retired nursing home administrator so at least have a sense of how many systems things can go wrong, lol.

Therefore, ensure you search all databases in the County for your property to seek these out.  

Some states have an online database where you can look up by case, name, etc.  

No one has been living inside for at least 3 years, as a note from building administration on the bathroom sink since November 2013.This time back to the auction, all the listings have been changed to "2 baths 2 beds and 800 sq ft" and starting bid raised up to 143kSo the information has been changed in purpose.