Congrats on achieving a comfortable financial situation.Condos are actually riskier than single family rentals. 

I would only recommend moving on this if you are comfortable owning it for the long term.

Hey @Jonathan Baptiste, so we are a bit different than some.We have a large house that can sleep 12 comfortably and we provide a lot of stuff.

But I generally don't find that clients need to spend that much money on the process when some simple coaching can make them comfortable in their search.

Deviations from the Private Letter Rulings will significantly increase your risk of structuring this type of advanced 1031 exchange.You should discuss this more advanced 1031 Exchange structure in greater detail with your legal, tax and financial advisors to determine your comfort level with this complicated 1031 Exchange structure and the inherent risks involved.

Leveraging a property in todays environment of high interest rates will not get you cash flowing. 

Get out of your comfort zone.

Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

Sometimes I have to show clients the math for them to get comfortable with it.