Performing self-search or through some community?

Do they sell lower performing assets, reposition, keep all?

Someone who's experienced in turns, and can perform them quickly and get a new renter in there quickly is certainly someone you would want to have in your rolodex unless you are quite experienced and turns yourself. 

Namely: the company is very good at communicating portfolio performance as well as any foreclosures and what is happening with those. 

There are usually terms explaining what happens if seller can’t perform.

The California State Teachers' Retirement System studied this and was quoted to say, "CalSTRS executives have not seen a relationship between co-investment and investment manager performance to 'any significant degree.'"

Many of these unrepresented investors are submitting multiple offers on many homes at once due to low inventory and heavy competition, without performing proper due diligence and carefully analyzing values.

Both of them are by the bedroom and this new one I just completed a master bedroom build added on to the back of the house with a private entrance for myself so I’m currently renting out the other 3 beds.Which cost me thousands more than I expected due to contractors not performing like I had expected etc etc. 

So performing the 1031 is very easy. 

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.