Spend more than half of your total working hours in an RE business in which you materially participate.2.

Do I want something a bit more active or passive (how much time do I want to spend on this property or property project) That should start help you narrowing things down a little and once you're clear on all of that you'll have different criteria to overlay on when looking at deals in Perth/Melb/USA to fitCheers

I don't know what your budget looks like but this city is really inconsistent or "street by street."

Yep.... that exact same price.So, yes, offer what your budget allows and if the seller says no, just move on.

My question is what’s the best way to spend my 1031 of 300k do I buy a 2 or 3 family put right ?.

If its the latter then I always caution people spending money to save some is not always a good strategy.

As I am considering my offer, I am trying to understand how much to budget for attorney, title/closing costs etc? 

Frankly, if you don't keep track of what you spend for business, real tax strategies is not your problem at the moment.

However, we’ve faced challenges with lead quality: Most leads are solo traveling nurses, and their budgets don’t align with our 3-bedroom property.

People who think they are going to spend a few hours per week and make a $1000 is not reality.