Granted, you still need to conduct due diligence on the underlying asset, the operator/partner that you end up working with and the deal structure that is purposed to hold the investment.  

I was wondering how I could structure the deal so I could do something like use FHA(or if there is a better option all together than FHA) for the first four units and seller finance, or use other loan vehicle, for the remaining units. 

If you have a property management software some of those have built in online payment structures you can set up. 

You can only structure a 1031 Exchange on properties held for rental, investment or business use (not personal use).  

Also, find out whether they should be instructed to stay out of the property or if it’s safe to enter (structural issues?)

The real interest rate of these products can go to as high as 20% but the loans are structured in such a complicated way that, sadly, most people don't realize that until it's too late.The alternative to bank financing is seller financing.

Once you learn experientially, then I think it would be good to gradually move into more complex deals (off-market, complex financing structures, in need of large repairs, etc).  

You should speak with an independent insurance broker who specializes in the needs of property investors.You will likely need a short-term vacant/renovation policy to cover the structure and your premises liability while rehabbing the property.

Currently our team of (3) would be comprised of GC, Arch, and Structural and we would be equal partners.

Someone that can handle small jobs like paint and flooring up to large jobs like building additions to existing structure.