The problem as far as I can tell is that new construction vastly outpaced rental demand. 

Always think it is extremely important to note that Cap Rate does not drive value on Single Family Rentals since NOI is not the factor for the vast majority of the market - only really relevant for Multifamily and Commercial (BP audience is generally skewed towards residential not commercial investing)

Unfortunately, the vast of them have houses and other buildings or improvements on them so I can't compare the public records. 

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

I’m sure others have enough knowledge to go it alone although they’d have more liability that way as lawyers and probably aren’t covered like we are with E&O on their own personal transactions, so maybe not… The vast differences between states and like you said even in different areas within individual states is super interesting and a big part of why I don’t see the role of agents going away personally.

If you choose to work with an attorney for your 1031 whose experience is limited to a few 1031s a year (even though they may have a vast real estate background) you'll likely not get the economies of scale and a competitive price for your 1031. 

that go with that/group of necessaries form/found becaused to) living in/on our property, OR founding/forming a residential care facility for elderly (i don't really get what the difference is btwn the 2 dwellings bcs i would expedite either as: non-medical: household management of operations-having agencies come in and do/multi task, of things-alongside helping mom have care..having agenting help with household actions (a human swiss army knife-springs to mind-as to how resourceful/vast in skills i'd look for her to be expediting for us) i hope that i'm making sense/being congruent with what i'm asking. can you help me?

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

I am a local vendor in the TX: Primary areas SA and AUS I am offering my services as a GC (Maintenance, make ready’s and turnovers) vast experience with property management companies.

I am a local vendor in the TX: Primary areas SA and AUS I am offering my services as a GC (Maintenance, make ready’s and turnovers) vast experience with property management companies.