In that instance you'll find that most national QIs with a large foot print can and will take the time to spend to make you and your client comfortable.  1031 is a federal statute so acts the same way and is structured the same in all 50 states. 

I would try to stay with nicer areas and higher rents. $800 and up.

If you built a triplex next door you wouldn't necessarily need to split the lot if you were looking at a build and hold scenario and you could get owner-occupied construction financing.Doing 5 or more units on the same parcel puts you into commercial loan territoryYou could however potentially split the lot and then build a four-plex next door and stay within residential loan guidelines.Construction loans in my area typically lend 60-65% loan to costYou may have enough equity in the house to be able to get that 65% financing without any cash out of pocket.If you were able to split into 10th of an acre lots you could phase the build out of 6 single family homes: BBRRBuy, Build, Refinance, RepeatGood luck!

Stayed in East Nashville with some friends on the way to this music festival in Franklin.

I know some people who stay far away away from them.

You should definitely take the time to figure out your exit and feel very comfortable with your goals.

(Even if I am comfortable, I will probably come back here to ask when the time comes just to be sure I'm not missing anything glaring.)So you're thinking that the chances of working out a deal to have the seller cover the closing costs is a long shot and that I should just be patient and keep saving until I have some more cash?

Had they had better management over the years, and stayed up on maintenance, the fees probably wouldn't need to be so high now. 

I would stay away from Renters' Warehouse. 

No one knows what tomorrow has to offer and I don't feel comfortable buying and flipping a house knowing this information.