As an investor buying rental properties, the buyer should never have to pay a fee to purchase something. 

I'm looking at it on my rental software and there is also a fee for it which is the main deterrent for me currently.

As Jay and Jamie have stated above, a minimum of 6 different factors play into the pricing, but it is not an all or none issue. 

Does price per square ft factor or is it just ARV.

You should never pick your 1031 Exchange Qualified Intermediary based solely on their 1031 Exchange fees, costs and charges or the size of the institution.

Then you need to add in pain in the *** factor, which for an older expensive property while you live abroad is quite high.

Quote from @Jinglei Shen: I am building my investment portfolio(duplex) in Ohio Cleveland, a few properties i have analyzed  with net cashflow  around $100 to $290 here is one deal I am analyzingDuplex generates $1590 income /month together,purchase price $123,000rate 7.5%, downpayment 25%5% vacancy, 10% mgm fee, $1400/year insurance,10% capex, 5% maintenance,COC is 8.73%monthly net cash $277this deal meets1% rule, bring in positive cash, my question is it in normal range in Ohio Cleveland market? 

Please let me know who you have worked with and why you like them (How many properties do they manage for you, how long have you worked with them, what you like about them etc.)When the unit is vacant, do they cover the cost for professional photography to rent it out again, or is that an additional fee? 

That is a cheap pet fee and good cancellation. 

Bigger Pockets is a great place to learn and connect with fellow investors.What was the key factor that helped you make the decision to invest OOS?