Leverage boosts ROI to a point so those will up your blended return. 

One thing that just hit me today is: how much property taxes* might influence your return on investment.

I am going to start pulling expired listings or soon to expire, find the FSBO and try to influence them to let me list for them.

Once you get your income boost you’ll be golden for debt pay down and to continue investing.

Those traditional homeowner purchases are where I'm putting in my marketing efforts currently with SEO, reaching out to my sphere of influence, door hangers, talking with neighbors and anyone I'm in front of, etc.

I recommend working on leads you can find through your “sphere of influence” and spread the word with people you know that you are now an agent.

If they are kept inside all the time they can do massive damage to a unit or house.I am mainly convinced that mid to high end residential rentals throw off very little cash flow and it's more about the appreciation boosting the overall returns.Good Luck.

This will influence your business decisions.  

If anyone knows the Virginia market, this property is located in Petersburg, VA in case that influences your feedback.I have negotiated subject to and owner financing to purchase the deal using the following structure: I will pay $8k in cash I will take over the existing $59k mortgage payments (28 years left) of $506.70/mo PITI paymentsThe owner will wrap the remaining $8k into a second 15 year mortgage of principal only payments of $44.44/moTotal monthly payment $550/moThe Deed of Trust will transfer to me at closingI will sell the property via Owner Financing to a tenant buyer using the following structure: Purchase price $85kPay $10k downI will finance the remaining $75k for 10 years at 10% interestMonthly payments of $1000/moBuyer may cash out anytime after the first 5 yearsTenant buyer covers repair costsDeed of Trust transfers when tenant buyer cashes property outBasically this strategy is a way to get all my money invested out of the property and avoid typical rental property expenses to keep all of the cashflow.

You can use your 1031 with mortgages as you were anticipating to buy whatever assets in whatever quantities you want to complete your 1031 and boost your ROI.