I have seen realtors believe that since they are licensed they should get the commission for doing it themselved, but sometimes this can lead to issues especially when jumping into new unfamiliar territory.

Others may try property management, apartment rentals, vacation rentals, property development or something else.The other response is that hard working agents will expand their territories.  

And, yes, I personally think we're in dangerous territory with property values.  

Everything north of that is more syndication territory, everything under 20 is being picked apart by smaller LL's building up their portfolios. 

(now)By the time you "...learn everything..." it'll all be different:-(The 1st Lesson in my book is to stake out a manageable territory....

Your seller could do a 1031 exchange but it would have to be into real estate in the US or a few select US territories. 

If you go over 4 units you're into commercial loan territory, with higher/variable interest rates and shorter terms.

There's no riskless solution for absentee owner risks, it comes with the territory. 

@Jason Eberhardt Now you are crossing the line and getting into the territory of issuing illegally unregistered securities to persons that possibly aren't accredited investors; a violation of federal and possibly state securities laws -- way to go!

First Hawaiian Bank, Bank of Hawaii, Territorial Savings, American Savings Bank, etc..