The key to a successful 1031 is that you are purchasing actual interest in real estate and not an interest in a company like a reit or typical LP syndication

-Do you provide in house property management  (I would highly discourage you from buying from any turnkey company that does not provide in house property management)-What are your client's typical returns (cash on cash, ROI etc...)

They typically look for investors with cash who can buy the property directly and who will let them represent both sides of the transaction so they can get 6% commission.

I typically add a 35% premium to rent.  

Investment in fund (11-12.5% annual return) (typical return from a well-run fund)2.

Not sure if this is typical.

I typically don’t use my heloc for long term financing.

The more distressed the property typically requires more cash.  

However, since the VA loan can be used on multi-unit properties (typically up to 4) buying a 2-4 unit to live in one and rent out the others is a great way to start.

Everything you described is typical and expected of tenants in d and c class areas .