You want to be able to cross collateralize your loans. 

However, a few of her comps she shared included: - Properties crossing major streets- One property pending (NOT SOLD)- One property sold, but over 350 sq ft apart in size from the subject propertyNow I'm not going to say I get it right every time.

I appreciate your opinion and I'm crossing my fingers that we can get something done.

You could go around and count, then compare to population. 

Your desired unit count might narrow your search enough to evaluate everything coming your way.

I don't think managing your own properties will count because they will most certainly need that form signed off by an employer to verify the years and hours worked. 

@Forest WuRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

To me your track record is all that counts.  

I bought a property "cash" last year with a HELOC...it gets counted in those stats but it was bought with debt.

Can the difference between the appraisal value and the purchase price count towards your cash replacement for the 1031?