Soudns like you're in a great spot.

As an investor in a market where cash flow does not come often and appreciation is a bigger play, I understand your mindset. 

if you go to a meetup and talk with a friendly PM in a networking setting, they will probably be willing to share information.

When that same accident happens 6 times in a year it would start to look a little less "accidental".

Piggybacking on what Michael Smythe wrote, ask what the PMC's turnover rate is and do not let them put your home in a newbie's portfolio.

Because intrastate (single state) offerings must still comply with that state’s securities laws, and because with the internet its difficult for offerings of any size to be limited to investors residing in a single state, the exemption for private placements is the exemption from registration most often used. 

A specialized commercial broker in a specific niche or any commercial broker?

We purchased our laundromat in a safe, middle class neighborhood.

In a 1031 exchange, you must reinvest all $450k and replace any associated debt to defer taxes fully.

Tangible personal property identified in a cost segregation study is what allows you to accelerate depreciation.