@Nate Edwards, It's called exactly what you termed - a consolidation exchange. 

Additionally, consolidating multiple policies into one with a single renewal date would simplify management.

I think the big push for the platforms for N8N and Make is the AI integrations offered, being able to consolidate all your data sources (e.g., leads) into one workflow, plus the drag and drop config.

You can still use an out‑of‑state PM, but don’t outsource everything; carve out defined duties she owns weekly, keep a contemporaneous time log, consolidate activities into one “enterprise,” and review with a CPA who specializes in REP to ensure your setup and logs meet the tests.

Given your goal of building significant equity for a down payment, especially considering housing prices in your area, it's crucial to carefully evaluate the tax implications of each savings option, but you've come to the right place, as here at BiggerPockets, there are more than 20 CPAs who can help you.As with loan consolidation, REP status, and potential cost segregation in existing properties, the way you save for your initial investment can also have significant tax consequences.

If you decide to move forward with debt consolidation, make sure you carefully research the company you’re working with.

get an attorney to look it over & ask them how good is it. worth that money $$$  That sounds like a solid approach where you can take what you like from a number of different leases and then have a lawyer look over the consolidated draft.

This is all just one option depending on PM timing / and your preference, but I agree you definitely want one consolidated source of truth.

Whether you "consolidate" into a larger MF, or "diversify" into multiple townhouses, you can combine that 1031 with the other sales and cash to get where you want to go. 

What We Actually SeeMost investors we know start considering 1031s seriously when gains hit $40–50K+.Heavy users are usually at six figures in gains or doing portfolio consolidation moves (e.g., 3 SFRs into 1 multifamily).4.