@Ken Mull, any seasoning requirement on a refi after a 1031 is going to be based on lender criteria, any value add component and what you're looking to pull out. 

I'd define your criteria (short vs long term rental, price point, ideal cashflow, etc) and go from there.

For example, my first house hack had a value add component so I’d be able to build that skill.

He walks through each of the building components in a logical, organized way.https://www.biggerpockets.com/...

We are always a big fan of a value add component as well.

However, the lease should define who pays in the event of a structural issue (roof, walls, foundation) and major maintenance (HVAC replacement, parking lot repairs, landscaping, windows, siding, etc.).

Does anyone have any clever strategies or experience with investors coming in on the real estate component with an operator at the ready?

It is good to try and define your criteria and niche early on as well (will you be focusing local, specific market, how many units, what asset class, A/B/C/Section 8 etc.)

The city defines "primary residence" as where you live for 183 days/year. 

It sounds to me like you might need to define your criteria further.