The 1031 exchange is designed to give you a loophole: You are not considered to be selling and buying, you are simply trading your property for a different one or ones.

The trade-offs are real, but for consistent cash flow and the right landlord, it can be an excellent strategy.What’s the best way to start?

But I've learned a ton from this experience and believe it or not, wouldn't trade it for anything.

You mentioned a career change, I think going into the trades like plumbing and electrical are great and you can make good money doing those, but I think you may be taking on too much by trying to do that right now.

Most investor deals are traded off-market, and the brokers/investors/agents that gatekeep them typically will trade with only their circle as it's a form of doing repeat business with the folks they already know and trust. 

Communication - 1-2 weeks before a new trade starts they should walk the project with you to go through any last minute logistics and make sure they have a crew ready to go.3.

I would ask any friends and family who are in the trades for referrals. 

Keep in mind, most offmarket/distressed deals are traded offmarket before they even hit the auction block. 

That being said, the trade off are higher fees and rates.

No big, national, publicly traded banks will do this loan type.