Podcasts, Books, and Mentors you find by networking.I'd pick up a copy of Set for Life by Scott Trench as it has a good framework for financial independence, especially for a newer investor.

Your plan is creative but much depends on community property and cohabitation laws of your state whether that would work within a 1031 framework..  

This can be done through Podcasts, Books, and Mentors you find by networking.I'd pick up a copy of Set for Life by Scott Trench as it has a good framework for financial independence, especially for a newer investor.

Also, The Richest Man in Babylon is what got us started with a specific framework to start budgeting (we've adjusted it somewhat, but it's still my inspiration).The podcast that has helped me the most to get in the investor mindset is Keith Weinhold's Get Rich Education.

Sometimes that affects the kind of deals you can negotiate, so just be mindful of that.Lastly, I have a standard framework for my interactions with sellers.

May I have the VR calculator and spreadsheet framework please. [email protected] thank you

The house could also be sold to the new tenant as well.Anyway, each deal works out a bit differently than the last but I hope this gives you an idea of the framework I am working with in my program.

You'll quickly begin to develop frameworks for answering the questions you have, and begin to discover the "unknown unknowns" about REI, in addition to it's wealth building power. 

Communication is key and the agreement will be the framework for your partnership.

With a bit of professional dress and presenting a framework for what you intend to accomplish, if not a full plan to build off of such as your property search criteria and your long term goals, even a newer Realtor who is still learning, or a less than professional agent will be more likely to succeed and stick around because you have set and can manage their expectations from that point moving forward.