Real estate agents, property managers, and contractors who specialize in your target market can save you time and money in the long run.

A Carbon Stock Market.

I’m currently operating in South Georgia market. 

: Experts at sourcing viable properties to market for sale. 

The use case is very important for assigning a subject matter expert.

So, you can do a land contract for 12 months, which should allow lender to credit you full value of the land vs the purchase price, but the loan will pay off the land contract, so the lender maintains first lien position.Can't help you with the rest of your question, but you should be able to search for "CPA" here on BP to find experts to reach out to.

I don't know that @Dave Foster earlier mention worked...I'll let him chime in as the expert, but you can 1031 for less it just results in 'boot' which is taxable.

From the public website,The BetterLife Tribe program offers everything you need to achieve real estate success:Monthly Calls with Brandon Turner and top real estate experts, providing you with insider knowledge and strategies.1-on-1 Personalized Coaching to tailor a growth plan specific to your goals and challenges.Access to the reiOS System of Success, the exact operating system Brandon used to scale Open Door Capital to over $1B in assets.World-Class Real Estate Education and Tools that equip you with the skills to dominate any market.A Thriving Network of 1,000+ Active Investors ready to support, inspire, and challenge you on your journey.Seems like a great program like many do in the marketing materials

Problem found by expert, but you chose to not fix the problem by expert but by tenant.  

Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.