Actually, it is possible do structure a 1031 Exchange on the sale of one or more relinquished properties and then using the proceeds through the 1031 Exchange to construct improvements on real property you already own.

And then, you ask your soon to be tenant during their walk through, if they are familiar with that type of lock and how to use a paperclip or stiff wire to open it.

I am a Realtor, and I found it off market through another Realtor I was actually working on another deal with.

The tried and true version is pulling a list of properties whether you're targeting distressed homes or high equity homes in which case you can pull on something like Propstream or Propwire, you can skip trace through them or someone like Prime Tracers which has a pay as you go system. 

I am a blue collar guy through and through so even though I'm now a realtor, I can never set my toolbelt down for very long before I'm needing to demo, build, and create once again.

Professional property managers stay updated on legal requirements through memberships in state or national organizations.

For me, the reports available in Baselane are ideal, but I'm also not trying to run a different business through it like it sounds like you may be doing.

The property that you sell and then purchase through a 1031 Exchange must be held for rental, investment (capital appreciation), or used in a business. 

He even chatted with me through this forum (Bigger Pockets) and was very encouraging that you can even do it just with free stuff out there.  

Eliminate the red tape of going through a custodian for all transactions/investments3.