If payment does not hit your bank on the 1st, you will issue a 3 day pay or quit or whatever your state allows and that will allow you to start the ball rolling sooner on eviction if they do not get rent paid by the end of the grace period.  

However, I have been wondering if I should get into the game sooner than later, attempting to find creative financing, or using a first time home owner FHA to lower my down payment. 

I still want to learn more about how to calculate deals for flipping or brrr before we take the plunge, but I think she's onboard for making this happen sooner rather than later.

Hard money = typically make payments during loan period, may be interest only or interest & principal.Private money = can get balloon loan with total loan plus all interest due at end of loan term (which you obviously pay back sooner b/c you sold your property).

Don't give , just hammer down on that ring if you feel more comfortable being able to get their sooner.  

You only start making returns when you start investing so the sooner you start the better off you will be.

I say intention because there are exceptions that allow you to move out sooner.

I'd love to do cash for keys and get in that much sooner but I wanted to check and see if there are any local laws that would prevent me from doing so. 

Should I wait until it's fully paid off before doing the 1031 or are there advantages to doing it sooner? 

Just like the gym 25 years ago I was clue in the gym.