This is a viable path from a 1031 perspective, but I would encourage you to look into what TIC really means.

Politically correct bs has ruined this country!

I've recently focused more on Detroit where the rent to price ratio is much stronger and appreciation has been the best in the country.

.- Took over several properties for an out-of-country owner last year that we're in the midst of tax foreclosure.

Keep networking and learning—you’re on the right path to becoming a successful real estate investor!

Compared to other parts of the country, in my opinion it's definitely more challenging to find good deals here based on everything you mentioned. 

As a newbie, it is easy, and common, to head down multiple paths chasing shiny bright objects, with many of those paths just leading to time wasting and increased experience in learning what you don't want to do.

Our goal is to help you succeed in real estate investing by offering comprehensive guidance and resources.Commitment to Success: We invest heavily in our partners' success, providing 100% financing, coaching, and a profit-sharing model that supports your journey every step of the way.No Get Rich Quick Scheme: Real estate investing is not a quick path to riches.

In realms where shadows veil the light,I shift possessions overnight.Deferring burdens none can see,I weave the threads of property.A spectral path to trade unseen,What method moves behind the screen?"

If you have more of your VA availability left you may have options outside of a primary residence to use the loan as a benefit of your service to our country.