You'll want to be clear on the IRS rule for material participation if you do decided to switch to property manager. 

In tight inventory markets like Boston, I encourage clients to clearly define their purchasing criteria, start looking, and then be patient.Some of the best deals I have seen or experienced personally happened during unusual circumstances.

It sounds like you’re in a great position to get started—$100k saved up and a clear goal are huge advantages.

Typically speaking we leave out front/side exterior photos on every listing, regardless of grandeur.Years ago there was a rash of thefts in South Florida where people were finding houses based on map and exterior photos and breaking in when vacant and clearing them out. 

Take clear photos while it's vacant for marketing now and future.Provide a win/win renewal rate and lease length to keep the good tenants in their homes to a more advantageous end date. 

Your 1031 will have to be for the net selling price, not just the amount you clear after paying off any debt. 

Whenever you plan on buying a property in the future, do not take the seller agent word for it always do your due diligence and make sure you get a certificate from the township that clearly states how many units are legally allowed in that building. 

I've always steered clear of anything like these offers. 

Focus on building trust and staying consistent with your outreach.You’re in one of the most dynamic markets in the country, and it’s clear you’re making smart moves.

And you should never create entities without having a clear business plan of how such an entity would benefit you.