I second what Jonathan Greene is saying here—turnkey is probably best bet given your constraints.

Quote from @Fernando Carlo: New long distance investor here.

My property is in a depressed area walking distance to the largest employer in the area which is a shipyard. 

If I buy a note in SW Missouri, I have none of these issues of long distance due diligence or enforcement issues.

For my first investment deal, I wanted to learn how to manage a property that is still within reasonable distance, but far enough so that it will force me to automate and learn how to manage it remotely.

Craftsman bungalows and historic homes are in high demand.Key ROI Factors:Homes often need cosmetic updates, not full rebuilds, making renovation costs manageable.ARV is climbing as retail, restaurants, and parks continue to develop in the area.Pro Tip: Focus on properties within walking distance of hotspots like Five Points or Riverside Village for a premium resale value.2.

I have plenty of clients who manage long distance and around the world. 

The Long-Distance Real Estate Investing book is a great one to get the lay of the land on doing it from afar, but getting on-site experience will also be important in your journey.

Also interesting in my situation when the deals began to fail the gps started distancing themselves from each other, which leads me to think the gps really had no or limited experience managing deals together.

And then have equity to make a second purchase - but this time without the constraints of the 1031 timelines.