Establish your buy box and really get to know the territory in the specific area you are looking at and then trust, but VERIFY

If you have enough funds in an IRA the alternative would be to establish a self-directed IRA, and have the IRA buy the property subject to existing financing (if your sister is willing to do that), you personally can't assume the mortgage b/c you are not allowed to provide a personal guarantee for IRA-owned property and have the IRA pay your sister for the equity.

If owning another appreciates primary, may be option to sell that one and move to inherited.Talk to a financial advisor to optimize taxes now and for future.

He came back and said that discussing price discounts that he's established with vendors wasn't appropriate.  

If you look OOS establish a team and learn the area before diving into a deal. 

Establishing rapport during property tours can lead to valuable insights and hidden opportunities.

As you can see from the posts prior to mine, 1031 exchange transactions are very complicated and its best to discuss with your tax advisor/ qualified intermiediary before you make any decisions at all.

Once you've established your goals, develop a strategic plan to attain them.

Others will reject the idea because you can't produce an income for their office and will likely be a taker, not a maker.My suggestion is to get a job with an established property management company.

We seed Roths for our motivated nieces and nephews and plan to establish college and 1st home purchase funds for our future grandkids and grand nieces and nephews.