These are professionals with additional training and a stricter code of ethics.

I can tell you to avoid 39209 zip code because it's a war zone. 39204 and 39213 aren't much better.

They attract people who are serious about investing and open to collaboration.And of course, don’t forget about local real estate agents and brokers who specialize in investment properties.

Easy platform to program guest specific codes.  

Larger banks are normally better for SBA loans, because they have more personnel and can have someone specialize. 

The cheapest 3br I can find on Zillow is 1,500$ and rentometer says for my zip code the market rent is $1,8193) I just know he’s been there for 24 years and lives alone, he has two newer cars but I’m not aware of his income situation.  

The house I bought was a special case and I went it expecting negative cash flow. 

Cleveland can be a tricky market because you can be in a good zip code but in a bad neighborhood. 

You are mentioning highly sought after parts of GA.I do commercial real estate over 20 years now specializing in NNN properties.Don't expect monster cash flow here for residential.

You can find more info on 1031 exchanges at this link: https://www.irs.gov/businesses/small-businesses-self-employed/like-kind-exchanges-under-irc-code-section-1031Regarding the change of ownership from joint to individual, there might be a couple of ways to handle that depending on your state laws and the terms of your divorce agreement.