However, in the case of safe unpermitted units there is a state sponsored agency (HCD) that is tasked with getting jurisdictions to comply with the various laws regarding providing housing units.  

I'm excited to start this adventure and ready to meet the challenges. 

There are rental management tools like Stessa, Baselane, Innago, and many others that include income/expense tracking that handles all the accounting tasks and reporting you really need for rentals. 

This type of partnership will likely include managing partners and acquisition managers tasked with finding and structuring the deal.

I haven't done a 1031 exchange, but may in the near future and the small amount of research I have done on it seems to indicate that some qualified intermediaries only do the intermediary task (hold your money while you close on the new deal) and some try to do other tasks as well, like facilitate you finding the next deal, etc. 

@Jaren Woeppel , after looking at the available local options, we continue to self-manage although we export a number of tasks, ie. answering the phone.

Who knows, maybe there are adventurous folks who’ve lived, worked, or invested in all 19 states serving as their advisors.When it comes time to sell those properties, the majority of prospective buyers will be locals (unless sell on platforms tailored to RE investors), likely represented by local realtors who scrutinize the properties in person and guard the buyers’ interests - the cards would probably be stacked against the sellers who’ve never seen the properties with their own eyes and lacked guidance from experts with equal amount of knowledge when they bought the properties.

If you want to fill your property with residents sourced from the companies above, imagine being the overworked, relatively low-level employee tasked with finding the appropriate housing ASAP.

Good luck with your adventure. 

Of course I dont know if he taps into satellite internet and is still involved but he has had a ton of incredible adventures the last year from what I saw.