If you have seen Tom Homan talk, there is little doubt that a lot will happen, and quickly...Of course, we cannot logistically  remove everyone, but even a couple million people booted out will open up housing...it just has to...... 

So, yes, you can absolutely have a great rental business as an out of state ( and even international ) investor, as long as you have a solid team that are your boots on the ground. 

I am extremely gung-ho to have boots and the ground and gain more knowledge by the day.I am curious, as an agent who has been licensed for a few years, sold a few homes, but is coming back from hiatus, does anyone have any advice on where to begin?

I never thought about real estate being something I would be remotely interested in, I'm more of a combat sports guy.

Yes, any cash you take out of a 1031 exchange that isn’t reinvested into a like-kind property is considered “boot” and is subject to capital gains tax.

If it is a normal occurrence I would be concerned, connect with local boots on the ground before doing anything out of emotion. 

Also would you focus on a specific target market you are familiar with and know the comps like the back of your hand and have boots on the ground ?

To defer all of your gain, you'll want to trade up in value, replace all the debt (meaning new properties have at least $350,700 of debt), and not take any cash from the exchange (this is boot which = taxable gain).As for replacement property, it just has to be real property - meaning it can be commercial, STR, land, etc!

It’s astounding how many fake documents are circulating today—you can find everything from fake references and stolen Social Security numbers to falsified income documents.To combat this, we rely on tools like Plaid, Verifast, and Snappt, which are excellent for verifying financial information and detecting fraudulent activity.

So a question, haha, and forgive me if this sounds incredibly naive - how about getting a property manager or someone else with boots on the ground to do the underwriting by visiting in person etc.