It's tough to work with corporate seller's.However, there is a TON of investable inventory in the Atlanta market right now that is institutionally owned where there process is very ridged.

I won't just write them all here but I highly recommend contacting a qualified 1031 intermediary to walk you through the process.

The real work is locating these properties and I've learned the best way to do this is to work in towns/areas that have online GIS systems that map; topography, wetlands, soils, etc. and assessors data available for download either from local sources or listsource.com.  

It’s just part of the process.

He has repeated the process in which you mentioned with success.

Hi Treza,Not sure where you are in the process there, but when your ready to exercise financing options please reach out, it's very difficult to find a ground up program for inexperienced borrowers without having an experienced GC sign on the loan with you which in turn is not easy to find. 

The "due on sale" clause (DoSC) obligates the seller to notify the lender if the property is sold.Failing to do so would place the seller in violation of this agreement, giving the lender the right to accelerate the loan.But no laws are being broken here.So, subto is neither legal nor illegal.Second, it only works because most lenders are more interested in receiving payments than in invoking the DoSC clause and foreclosing on the property.But, it can work, provided seller and buyer are both on board and the proper process is followed.

.: Quote from @Bryce Cutler: Sri, I am in the process of switching from Hostaway to Hostfully for my 5 listings.

For your first rental property, starting in an area you're familiar with can make the learning process easier, as you’ll better understand the market and can handle issues directly.

I need to do some research on what credit score I need to actually begin this process