I have long term rentals but for many years I was only slightly cash flow positive and larger negative events put be back to break even and even a few negative years.Here is the upside and how I changed my mindset.

Attend events, schedule dinners, and actively connect with individuals who align with your investment goals.

If I 1031 via a DST, all $300k goes into the next deal and there is no taxable event, but if I sell without a 1031, I'd owe @$25k of depreciation recapture, correct?  

Maybe we’ll meet up at a networking event one day.

I'd suggest continuing to network at real estate events, but also exploring partnerships with professionals in finance, wealth management, etc.Keep refining your investment thesis and building those relationships.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

Is it advantageous to have the deed in the event of default? 

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

A little confused on the timeline of events.