Also, what is the best way to network with other out of state investors/potential partners? 

ok, in your initial post you stated you got your money back -but it appears you did not get your money back.

Fees should be clearly stated in writing, easy to understand, and justifiable.

Ohio is landlord-friendly, which has been great.I also work with many out-of-state investors, especially from California and Seattle.

Furthermore  once the 1031 intermediary get their cut and you also pay two sets of closing costs ( buyers now have to pay closing costs in some states ) as opposed to just one closing cost ( if not doing the 1031) it might be a “half a dozen vs 6 of the other “ scenario .Also one of the turn offs to the 1031 exchange is the interest rate will be much higher with todays rates especially since we would have to get an investment property loan which are higher than “ primary residence “ loans ..Will probably lower the rent asap ( have one more showing ) and then put it on the market .Thanks for the great advice Christian 

This scarcity will drive both property prices and rents upward.Housing supply and demand dynamics are more determined by interest rates and state/local economics than by the president and Congress.SummaryWaiting for the election outcome won't give you an advantage.

I found it harder and harder to find cashflowing LTRs for my out of state investor buyer clients.

I went to Mississippi State and have a ton of friends from Madison, MS, and the surrounding areas of Jackson.

Since I am out of state, the plan is for us to buy it together and he will make it his primary residence to get the lower down payment.

I'm working with a contractor for the first time on a cosmetic renovation from out of state.