One important thing to note, you will be forced to turn around and use the proceeds from the sale to purchase new properties pretty quickly in order utilize the 1031 exchange or pay capital gains tax.

It certainly sounds like a spring snapped and the full weight fo the door came down.

With the 250K exclusion, I'll pay no tax on the gain and have 400K cash in my pocket.

What I've found with the concept of flipping; you'll gain some insight to how all the functions of a house work and then when it comes time to be a landlord, then you know more of what you're getting aside from tenant screening. 

I say this because we're seeing a shortage in housing with low-interest rates drawing in more buyers and, because of the forbearance program, folks can sit tight and weight to sell their home for more as home prices are increasing. 

I'm sure there is a way to give weight for particular attributes that are important to a Landlord, but I never did very well in statistics, LOL. 

When building up you may need to reinforce the structure below to accommodate the additional weight.

Just looking for a way to gain back control of the situation without antagonizing good tenants.

So far from my research, I feel like it might be best if I partner up and do you BRRRR on a duplex or a multiplex, and do a couple of deals and gain enough experience and build my business credit enough to possibly start getting hard money loans.

You will gain lots and lots of valuable experience and knowledge.