This is how its done.As a rental rehabber (for my own portfolio) I just need; a decent handyman who can do simple electtrical fixtures, plumbing fixtures, fix leaks etc, an HVAC if I plan on replacing the system, a roofer if I need a roof (rarely), a painter, and a lawn guy to clean up the lawn.   

You are better off making a small investment on your own, maybe a two-family, and use it as a proof of concept.If you don't know anything, trying to source deals off-market will just be taking money and burning it on postcards without the correct systems behind and the incentive for people to call.

I guess RentRedi wants to control everything and everyone involved in their system.

Hi All,I've used Launch Control for a few years, but the system has been down for a week and a half due to TCPA issues.

This is one of the most passive types of investing, but still gives you control of the property and investment.  

They didn’t have the local knowledge or support system in place, and it quickly turned into a nightmare... constant vacancies, high eviction rates, and repairs that drained their cash flow.

I had someone who did somewhat the opposite, where they changed their mind and wanted 10' basement ceilings and did not check the grade with the invert of the sewer in the street and had to add pumps etc. to their system. 

As for the 1031, while you as an individual LP cannot 1031, some syndicators will allow the syndication to 1031 from one controlled deal to another.  

My best advice when diving into investing out of state is to find a realtor who can easily plug you in with their systems and network of  lenders, GCs, PMs, etc.

You can also look at our major highway systems and in places like boston they are leasing air rights over major highways for building as well.