The 1031 exchange must be performed by an unrelated 3rd party whose only role can be performing the 1031. 

I manage a few MTRs in that area and they perform well. 

we take contingent offers.. but we do require 10 to 20k non refundable release to us.. if they dont have the cash at closing then they lose the deposit .. but we dont sue them to perform. out of about 75 sales now.. we have seen probably 5 or 6 fail because their current home did not sell.

Quote from @Steven Gesis:  Important takeaway is due diligence review, not only deal level but sponsor track record - yes, past performance is not indicative of future results, but at least it's a metric to review.   

Quote from @Magda Lipinska: Short-term rental (STR) will generally out-perform a long-term rental (LTR), but it's not a guarantee.

Property Management EvaluationPerformance Metrics: Evaluate the performance metrics of Ace Management and Reality.

STR can perform fine as well.If you’re looking for multifamily, I’d suggest you look at OH.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

The performing lease coupled with supplying your own comps that support it sometimes works.  

I am specifically looking for an inspector who is sensitive to the conflict of interest clause in the law and understands that the work must be performed by a separate entity.