In exchange the tenant is telling me that they are willing to sign a brand new lease at market rent. 

I’d love to exchange info about good contractors for future projects! 

@Patrick Rafferty, Any tax paying entity can do a 1031 exchange. 

You may connect with investors, exchange ideas, and get help through platforms like BiggerPockets, real estate Facebook groups, and LinkedIn groups.Make Connections with Experts: Speak with Houston-based bankers, contractors, property managers, real estate brokers, and other experts in the field.

Looking forward to exchanging ideas and opportunities!

Connect with some local investors doing what you want to do and ask them/pay them/add value to them in exchange for them walking properties with you and giving you an idea of SOW and cost.

@Joseph O'Sullivan, Yeah, the 1031 exchange is completely flexible anywhere in the 50 US states and those territories that @Bill Brandt mentioned. 

DSTs are very simple to 1031 exchange into. 

Let me know if you are interested, and I can send them to you - just send a colleague request (to exchange files need to be colleagues) or your email. 

Later on you could scale up with a 1031 Exchange.