Find your cash buyers via propstream, batch leads etc.

They aren't because 99% of the home buyers and sellers need an agent to avoid costly mistakes. 

My basic assumption is I would be trading a certain level of cash flow for increased appreciation over a period of 10 years.

It will familiarize you with the basic terminology and benefits of investing.

There are many great advantages to being a buyer or seller. 

I'm basically looking for input in the following:Option 1: Buy a couple of properties and split the money from the 1031 exchange for the down payments.

Personally, I'd prefer dollar-tree ones (if basic, uncluttered look) over none in the room (bedroom, whatever) because I want to encourage trash being put away.

I recall reading in Forbes that major foundation fixes can add surprising value, becuase it addresses the single biggest fear buyers have.. a shaky structure.From my three decades in fix-and-flips, Ive noticed how important it is to have a team you trust.. from attorneys who know probate deals to realtors willing to drive for dollars with you, scouting hidden gems.

.* FHA loans require both parties to owner occupy for 1 year* A 203k loan is not a first time buyer program, you can own a home and still use the program as long as you live there* The loan must be made to a person, not an entity. 

Also, "On The Market" has some great content relating to market trends--does a great job of helping you understand the basics of the REI markets.