If bookkeeping is your thing, that's something else you might offer help with.

But yes, I always make sure I walk the property first.

I am hoping this number is extremely conservative given that our contractors, inspector, and realtor walked it as well. 

This will save you on subscription costs.QBO is a monthly subscription but most accounting software are.If you want to discuss any of this further, I'm happy to answer questions and help walk you through it.Best of luck!

Finding some sort of value-add aspect or buying at a discount means you either create or walk into equity, which protects you.

I won't just write them all here but I highly recommend contacting a qualified 1031 intermediary to walk you through the process.

Offer discounts for applying in a short time period or- offer a free application fee. 

I say that because every decent legit place I know of in market, yes offers the option of doing just tenant placement, for self-managing. 

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Ask the investors you meet to work for free or have them walk you through something you don't understand.