They all say NO CALLS PLEASE so I've been hesitant to call everyday and knock down their doors because of that.

I know I may get crucified for saying this here but the easiest would be to just knock on their door, introduce yourself, and collect the rent face to face.

Ironically if you know that, for most small jobs by the time you are done dealing with a hire, you could have just knocked it out yourself and used the money to buy a nice dinner/bottle of wine.If you don't want to go the CL route, feel free to PM me.

The tough part is the 1031. to buy great deal it take time waiting in the wings to strike. as far as financing I would work on relationships with small banks in the markets you want to invest in, probably on the commercial side of things, many wont like that you live out of the state you want to own in. so you will need to knock on a lot of doors. 

Here are the answers to some of your questions that could be knocked out in a forum post.Is recommended registering the business as an LLC? 

Drive for them, do some door knocking, appointment setting, some other part-time stuff that they need done. 

And if your going to do transactional real estate successfully especially when you start.. you don't do this to lesson your hours of work.. you will get to sleep in your own bed every night but its 7 days a week to really knock it dead.My wife has been an agent for over 25 years..

Most sellers are not going to be handing out their leases and rent rolls and tax returns to every Joe that knocks on their door looking to buy.

I've even knocked on the doors of neighbors to ask them how they like living there and if there are any problems in the area.

On one side I am an active real estate investor with experience and (knock-on-wood) some nice properties.