If the property doesn't appraise you are then overpaying for the property in exchange for a turnkey experience."

I remember working with a client a couple of years ago who wanted to do a 1031 exchange into Phoenix multifamily.. they had some numbers in mind, but no framework beyond “I want more doors.”

With completing a 1031 exchange into a more expensive property, their depreciation table would reset as well, providing an even greater benefit. 

For me in 2023:No LLC’s, 12 properties in 2 states, only 1 state income tax, no w-2’s, a pension and a 1031 exchange.I was charged $1,275, up from 2022 when I was charged  $1,175 but didn’t have an exchange.

Total investment: $420k, with a 1031 exchange offsetting $300k. 

The first thing to know is that the 1031 Exchange Qualified Intermediary industry has no licensing or regulatory body. 

Possibly partner with a group but would only do money lending or group in exchange for gaining knowledge of how to independently do things.

I'm willing to wager a significant percentage of both those groups are pre-approved or pre-qualified but not really approved.

If you started somewhere like Texas, where there's more appreciation, you could do this for 5-7 years then 1031 exchange those properties into higher yielding products that'll allow you to walk away from your job.

Otherwise you could be wasting your time.I have clients from CA and NY do exchanges in GA and other states.