My "why": I do really enjoy the deal "hunt", helping solve a seller's problem, the vision I have for disaster properties, designing of floor plans/colors/materials and seeing it all come together into something beautiful.

Great vision, thanks for taking the time @Edwin Epperson I´ll be reaching out, giving that you are across the street ;)

My realtor hated it and "didn't see the vision".

What happened to the Investors with vision who turned Nasty properties to Profit centers?

You've got your priorities straight, putting family first and I think it's great to hear that you have a vision to make an impact on other people through your business.

Then determine the market and the strategy that supports that vision.

Work with a great 1031 Exchange accommodator, understand the rules completely and work with a great realtor who understands your clear communicated goals and vision. 

@Brian Kantor well I love the vision if you have the clout with the city it zoned for solid residential housing even though you right there build like tanks new builds and fabs would not be good rental property casue of the weather and the wear period .Brick or at least half brick is the norm .

Combine them allWith just about enough education and knowledge , you may develop some kind of tunnel vision to be able to spot motivated sellers.

Without razor sharp local knowledge, I'd be concerned you'd eat the capital gains or settle for a sub par asset if you're going the 1031 route. 10 cap properties are out there though possibly in less desirable peripheral markets, and likely requiring you/ a carefully chosen team to be local for some time to stabilize and put management in place.