I “self-manage” (deposit, talk to tenant every 6 months give or take and check in, have Lowes replace the garage door opener and microwave, etc... it may be counter intuitive, but the people who pay the highest rent are often the least demanding)Sorry to get so long winded and ramble, but the explanation is worth as much as the answer sometimes. 

If you go to the county tax assessor website you probably going to find the values for 2019 and explanations of how it is calculated.

DSTs allow for investors to 1031 exchange into professionally managed portfolios that are diversified across asset class/sector/geographic, while being a passive owner and earning tax advantage income.

Zero, you can do that yourself unless you are spread out over a wide geographic area

Having the numbers and explanation of all the moving parts would be tremendously helpful to give a better informed response. 

I feel like north Dallas (Between Plano and Van Alstytene, and McKinney and Frisco) is a fast-growing area and has buy and hold potential, but I am not sure how well the flipping opportunities are within this geographical constraint. 3).

Also many agents know a specific geographic market, which may not line up with the best place to find deals

I've read the law and am not able to interpret it clearly, so I'm giving the scenario in hopes for a clearer answer/explanation. 

@Tamara V.Your explanation really helped.

We decided to narrow our focus as follows:• Single family• 3 bedrooms• 2 car garage• 1,200 to 1,500 SqFtWe also restricted the geographical area to the region marked in green below.