They also then combine that data to come up with a "hybrid" market.  

@Jacob Thorp if you have more than one property you can combine them in a blanket loan to get over that minimum value.

Yes I pay a combined $1k month but they take care of trash, snow and lawn care.  

It is almost 5 acres combined & each home has it's own well/septic.We can not get commercial insurance (other than liability insurance) on this park and are concerned about it.

2: Some combination of HELOCs or similar on existing equity to finance the deal.

Do some kind of real estate law to combine the two interests. 

The combined net cashflow is between $500-750 a mo.

There is a somewhat complicated formula that takes into account the property type (number of bedrooms) and the local utilities and the tenant's income to then spit out a number of what that tenant is able to afford for rent and utilities combined (a maximum affordability amount). 

. - when you combine rent control with the limited rent increases along with the crazy jumps in fees paid for things such as property taxes, trash, and now lead paint inspection (for those like me who have units without young children that is a big jump from zero to whatever), that is the problem that rent control leads to.And imagine you do a real nice rehab to a rental expecting to get a boost in rent, only to discover that rent control might limit that.And I am one to limit increases to existing tenants to be a modest amount; with rent control I would have to take the MAXIMUM legal rent increase every time or else risk falling behind what can be charged as rent down the road.

I actually had 2 properties (an 11 unit and an 8 unit property) on the list that I wanted to combine to buy so that they exceeded the minimum price threshold of the 1031.