You could start some flips there and write off the travel.Once you identify a good area I think your best bet is to identify a contractor and partner with him on a deal.  

Wholesaling........I'd bet there are large companies who are compliant dealing in bulk property transfers, I'm just as certain that small fries who try to assign purchase contracts are not compliant with various laws, not just licensing laws.

Now over the past 60 years since WWII there have been a lot of progressive policies and changes and attempts at addressing it. 

Hi @Ashli Addison, welcome to BP and the REI world, yes i agree there can definitely be an information overload with educating yourself in REI, but its good that you are now jumping to take the next step and get some forward motion on your business, while you will never stop learning taking the first steps and making real progress is a big accomplishment and one step most new people never take "study from the sidelines" but best of luck with your REI adventures and post up any deals/success/questions you get, we all like to see each other succeed,good luck,jay,

I'm not going to bet on appreciation, but that doesn't mean that I want to cut myself off from it's possibility of happening.

other people's money or opm would be a good bet.

Because everything has to be done at "arms length" this could be your best bet, and an opportunity to invest outside your area.Do some research on turn-key providers, the markets that make sense, and if the entire strategy works for you.Consult with your CPA; in guessing it would be far easier to keep your accounts separate, and each one holds an entire property within (not splitting properties, in other words.)If the $50k homes aren't to your liking, you can always make more contributions until you've got enough for an $80k home...

Probably cost you $1000 all in and you'd probably get a deal done.When people hear 1031 they think "Overpaying is better than giving a pound of flesh to the IRS, I bet I can get a great price for my apartments from this buyer."

I don't know for sure, but considering the price, age and required maintenance of properties in that area, im willing to bet you're going to have a negative return for this year and each of the next 5 years until rents cover your expenses.What is your investment goal?

I would bet every landlord here feels the same.In the same logic, a lender would never consider any previous interest received as payoff of principle.