I only emphasize this to say, taking capital from the stock market in the form of mutual funds or stocks to put into a real tangible assets would be a good play currently. 

Once again, we emphasized location heavily.

In addition to the real estate agent, lender, and contractor, I would really emphasize finding the right property manager.

While certainly not the preferred option it is important to emphasize that there is no penalty for starting a 1031 exchange and not completing it.

I'd absolutely suggest working to find an internship with Sotheby's or similar.One point I'd emphasize: it doesn't say where you're located, but luxury sales can be anywhere from $500K-$5M, depending on location.If you're in a location where a luxury sale means a multi-million dollar sale, then the buyers are going to be extremely sophisticated and high earning.

Emphasize how you will make their rental easier for them.You might have heard of it already, but I will look for the YouTube channel I listened to a while ago about rental arbitrage, and send it to you.Have you looked up rent rates in your area and Airbnb rates in that same area for the same sized house?  

This saves me countless hours of time and there is value IF the wholesaler is a good one.Unfortunately, in our market (or I suspect any hot market), 95% of the time, most wholesalers either don't understand the investors criteria or over emphasize the ARV and underestimate the rehab costs.

If they are just ready to retire and they self-manage now and they are tired of the headaches, etc, then you emphasize how you are willing to take on all the headaches, etc, and pay him in installments at some agreed upon rate and terms.

I can't emphasize enough that they need to be  dust free and don't just hire a cleaning service. 

I emphasize "usually" because I have seen good, knowledgeable people behind the paint counter, but it's not the norm.