In fact, over 50% of the people I speak to are first timers, who have done deals with HML, and succeeded.  

What I can say is that flat lots are in demand by the builders so those neighborhoods are likely to have the shortest construction cycle, comparatively speaking.

  $1500 is more in line with the type of quality services one requires for such a program.

I'm speaking as a beginner but couldn't feel more confident in the approach of building initial wealth through frugality.

Anyone in the Bay Area/Pinellas have some quality, investor friendly General Contractors in their Rolodex?

Speaking for myself, I could do way better just taking the cash, paying the tax and buying great deals over time, than having to jump through the 1031 hoops, figure out the difference of paying the tax vs cost to defer, you may be surprised how much the 1031 will cost if you are buying several properties. also dont know how Cali works, but the tax rate may be lower depending how long you have owned/lived in the condo, and how you file taxes for it.  

Do some research about housing for individuals with disabilities and hold onto your hat...there is a world of opportunity...and you having a disability yourself speaks volumes.

We definitely won't do anything until we speak with a CPA on the matter.

-Vacancy for a 9 unit with good managment and quality tenants, you could probably run 5%.

There are several of us here on BiggerPockets who provide this service, select couple people who provide quality service (do your research), check references and speak about your particular situation.