The 1K a month (12K annual) will be reinvested into the property to minimize taxable gains in total portfolio and increase the value of the property.

I may be misunderstanding but, if you are serious about investing, I would buy, learn, and gain experience. 

Move up the ladder and gain more responsibility - have you written a budget yet?

However, when you have the right resources—whether that’s a mentor, a toolkit, or a community of fellow investors—you’ll gain the confidence you need to take action.Having access to reliable resources allows you to feel supported and prepared.

You will get what you pay for, so I'd recommend gaining clarity on what you want out of your CRM.....

@James Hamling The owner of Twin Cities Leasing gained his experience working at your employer many years ago.

Now, property values have dropped—almost to the point where the capital gain tax I avoided through the exchange is offset by the decreased value.Has anyone found an effective 1031 exchange strategy that allows you to take advantage of the tax benefits while still buying the replacement property at a good price?"

The way to gain 100% financing for purchase & rehab is to get your purchase & rehab numbers to fit within 65%-70% of the ARV (not easy, but possible).

I’m currently exploring my options for gaining practical experience over the summer.

So for you maybe you figure out how to do this and bird dog for actual note buyers and see if you get any traction ..