There are some great meet ups in your area I'm sure and a lot of people at those meet ups are more than happy to chat and give ideas and answer questions.

I live in New Jersey area.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

I'm originally from Tyler, so I'm familiar with the area and market, and I have some subcontractors in that region who might be able to help you and I am happy to make those intro's if still needed. 

Usually, this is a sign of stability and a preview of the types of people who live in the area. 

RISKSPrivate Letter Rulings There are three (3) Private Letter Rulings (“PLRs”) that address this 1031 Exchange structure, which are as follows: Private Letter Ruling Number 2014-08019Private Letter Ruling Number 2003-29021Private Letter Ruling Number 2002-51008PLRs can only be relied upon by the individual taxpayers that requested the PLRs.

I would also look at like kind properties that are listed and active in that area too.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

The VA and Fha loans have been able to do it but their strict appraisal guidelines make it tough to buy the often older homes in my market in Virginia Beach / Norfolk Area. 

FHA loans are a great way to get started with a small down payment, but make sure you have some reserves for things like repairs and vacancies.