So what's the value add aspect, where do you pick up margins?

In fact I'd guess you could probably structure a discount into your agreement just because of the logistics (no roofs, no foundations, no yards). 1031 isn't a terrible idea but you've got a few hurdles outside of costs - you're going to have to have some possible properties already identified as your window is small, you'll still have to manage the property unless you go through a PM, you'll lock up more/most of your principal since you're going 'bigger'.

So the house wound up needing the drywall, kitchen, bathroom, roof to the garage, Plumbing, Gas and other stuff done. 

Costs the same to put on a new roof. 

The roof and HVAC will need attention first.

Traditional roof.

Not lazing around in a deck chair all day and having checks just flow into your mailbox like they might with Dividends from owning a stock certificate.3) I would love any feedback on what you think are the main forces holding people back from becoming financially free.21% Of the population Is on government assistance- many in here like that and wish there were more because they benefit from the section 8 rental assistance program that these people use to be able to keep a roof over their heads.

renovation including a roof replacement Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Well I have completely changed in that aspect and have a new appreciation for single family rentals. 

For example, making an owner aware that they will likely need to replace the hot water tank or the roof within the next 12 months if they're in visibly bad shape.