It's a winning combination of direct access to industry experts coupled with building lasting relationships and get direct feedback on your strategies in small-group format.

And if it were set up where everything went through a title company so the buyer pays the title company, they manage the buyer's loan (from me), and the title company ensures my mortgage is paid without my direct involvement... what parts of the transaction would feel risky or not worth the headache to you? 

The more mature platforms that are designed for landlords/property managers include Rentec Direct, Buildium, Appfolio, and Rent Manager.

Should I find a few buyers before I go out trying to find sellers, or should I start with sellers, then look for sellers directly or bring it to other wholesalers?

This is a move in the right direction.

For the water metering- are you doing a sub meter like PUBS or are you putting in direct meters for every home?

If you plan to invest in a syndication as a limited partner (LP), ensure the structure allows for direct ownership in real estate (e.g., through a Tenant-in-Common (TIC) agreement), as partnership interests are specifically excluded from 1031 exchanges under IRC 1031(a)(2)(D).

I actually met with the agent directly as it was his childhood home, and he wanted to know who was going to buy it.

Buildium and Rentprep will also need the video tour, and the home office ownership or lease info if you want to be able to run credit/background checks directly without having the applicant submit and then approve you to receive the data.

You can acquire that debt across the direct property and / or the DST/TIC.