I mean in general what sort of expert should I try finding first, but if someone has specific people in mind who deal with the UP that works for me too.

While many of these issues are important considerations and should not be ignored or overlooked, there are other more crucial criteria that you must question and evaluate first.The critical risk criteria that you must review and evaluate prior to making your final decision on which 1031 Exchange Qualified Intermediary to retain includes, but is not limited to, the following areas:Technical capability of the 1031 Exchange Qualified IntermediaryInternal processes and audit controls to safeguard your 1031 Exchange funds and assetsUse of Qualified Trust Accounts or Qualified Escrow AccountsDecision criteria and guidelines for investment of your 1031 Exchange fundsProtection from potential errors or omissions by the Qualified Intermediary (E&O Insurance) Protection from potential theft or embezzlement of 1031 Exchange funds (Fidelity Bond) An experienced and professional 1031 Exchange Qualified Intermediary will understand these concerns and should be happy to discuss these crucial issues with you.

For us, the only time we pay contractors upfront is when it is for really specific jobs like full HVAC and full Electrical jobs, and these are somewhat large companies with vans and trucks, so we know that these guys aren't running anywhere with our $3k upfront payment. 

Hey Kent,It sounds like you're making a smart move to consider out-of-state investing, especially with the criteria you've set.

I mostly agree with Huong, but in specific cases, a small negative cash flow is not the end of the world.

Quote from @David Martoyan: There are many, they need to be market specific..

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

One of my first questions is always - "what are your specific goals?"

Be sure to consult with your CPA to determine if you can utilize these deductions based on your specific tax situation.

Each one has a specific reason, to be sure.