I have sat in on other 1031 Exchange presentations where a Qualified Intermediary has said you can refinance as quickly as it "takes to make a cup of coffee" after the purchase.

Hi Zalman,Thanks for your reply, some quick responses:1.

They are inexpensive, they usually come with mineral rights (big plus in Texas), they typically have short redemption periods, low rehab costs, and sell quickly at the right price; they also have large ROI. 

However, as this is my first time pursuing such an investment, I am uncertain about how quickly these properties can be sold after purchase.

If they do not respond quickly when it is for rent, are they ever going to respond if there is a work order or some other problem?

As you mentioned, it might be difficult timing the sales of each of properties where you can achieve a combined exchange (multiple properties into 1 property / or a few properties).Just a quick note that may be helpful - I work with a group of investors that can help with a combined exchange into a single property and will buy it back once you've found a replacement propertie(s) as the final destination for your capital.

I ran quick numbers (see below) and it would seem that we'd cash flow better with Section 8, but the horror stories from other investors scare me.  

If they are professional, they can explain this quickly and easily.

I don't see how they relate to wanting to educate myself or asking for reading recommendations. .I was responding to your comment: "if I get involved in any sub to deals"Education is always great, and subject to is legal as long as it's done legally.Here is how it is set up if you do it wronglySince law is is difficult for some people, let me be more clearThere are various codes that can be violated when buying properties (the definitions are easy to find with a quick search)Equity skimmingEquity strippingForeclosure RescueMortgage FraudShort SellingFalse StatementsWire FraudBank Fraud and so onhere's a sample12 U.S.

As a first time and out of state investor, my top priorities for this first investment were (1) a property that would be quick to rent (as I didn’t have other properties to offset extended vacancy rates), and (2) a very strong local PM team that RTR had extensive success with.