Because a refinance does not impact your sale price or your basis.But what your example illustrates is how the 1031 can fit into this scenario. 

Very simple illustration/calculation on income/expenses/cashflow. 

My analogy of the collectible car market was not meant to "compare" the US to classic cars, only to illustrate that there's no absolute that says sellers will magically materialize to reduce prices such that the housing market plunges. 

Here are a few graphs to illustrate economic trends. 

There are more creative options available in this stratosphere at or around 6.5% but just an illustration of how historic the acceleration and deterioration of readily available cheap credit has occurred.

Coordination is much simpler when it's within the same firm.To illustrate, my small firm works exclusively with US REI investors.

You're example illustrates that.

I agree with @Bob Bowling.With regard to the OPs original question and plan, I would say there are some majorly flawed logic that I will illustrate with actual examples of properties I've owned.

Everything but the closing can be handled remotely.Property Management company - Manage tenant and property autonomouslyUsing property manager vendor recommendations makes this simpleQuickBooks Online with accountant access - autonomous accountingLocal Real Estate Attorney - Illustrate example deals – See below for description from ideal property found on loopnet.3 bed, 1 bath floor-plan.

To illustrate in a different manner here is an example:Tiger:  "Hey Dion, I didn't know you knew how to make cookies."