Your most reliable source for this is a local, experienced investment team.SummaryIf your goal is financial independence, you must invest in cities that meet all the stated requirements, plus an experienced local investment team.

Just remember anyone who has acted as your employee, attorney, accountant, investment banker or broker, or real estate agent or broker within the 2-year period ending on the date of the transfer of the first of the relinquished properties is considered your agent and is disqualified from being your QI.So definitely ask them for recommendations but they cannot act as your QI on the exchange. 

Like @Ashish Acharya, said there is no holding period and if you're transferring into a disregarded LLC holding period isn't relevant. 

The other platforms can sometimes help, but they’re not as reliable.

In California, transferring ownership could trigger a property tax reassessment,To maintain compliance, a qualified intermediary (QI) must facilitate the 1031 exchange, and you cannot take direct possession of sale proceeds.

These platforms can streamline the rental payment process, providing convenience for both landlords and tenants.For you as a landlord, such an app could offer features like automated payments, tracking rent history, and direct bank transfers.

Spending a healthy % for a reliable company can make your life easier and lead to more growth as you free up your time.

Can we be protected without a deed transfer?

If you transferred your ownership share to his name now he wouldn't have owned it 100% for the prior two years. 

Once renovations are complete, carefully screen tenants, set clear house rules, and consider furnishing the units with utilities included to attract reliable renters.