A good PM partner that knows the area well will ultimately help set you and your investment up for success.

@Eric SmithGenerally, if the taxpayer sells the relinquished property to an unrelated party, the taxpayer generally cannot acquire replacement property from a related party unless:The related party is also participating in a 1031 exchange.The related party pays more in tax on the sale to the taxpayer than the taxpayer is deferring in the exchange (this scenario is rare).Let’s look who is considered a related party: Spouse, children, grandchildren, parents, and siblings.Corporations and shareholders owning more than 50%.Commonly controlled corporations.Partnerships and partners with more than 50% interest.Trustees, grantors, and trust beneficiaries.Non-Related Parties:In-laws.Aunts, uncles, nephews, nieces.Friends.Domestic partners.Entities owned 50% or less by the taxpayer or a related party.In your case, your mother-in-law, aunts, and cousins are not considered related parties to you under the definitions in Sections 267(b) and 1031(f).

I have one bizz partner I sold a 100 unit apartment to 18 years ago for 5 mil and he paid cash..

Whether you spend time networking, reading books, watching videos or connecting on bigger pockets or if you spend cash hiring a mentor, maybe partnering up with or doing free intern work for a real estate investor; whichever route you decide to go investing in yourself is one of the best investments you can make. 

Or you could attempt to get on title with the investor as a partner in the deal.

One way would be to get the real estate under contract, then bring an experienced partner in who also has access to capital, and stay in the deal as a minority equity partner.

The transaction netted near $1m but he had a 50% partner (not me, his sister) so he netted half (land transaction on large scale ADU development - https://www.cbs8.com/article/news/local/working-for-you/new-...). 

Then for Property Management, I would recommend Locklear Partners and Property Management. 

They're not out to just make money, but take care of homeowners, business owners, partners, etc and their well-being. 

Think of them more as a partner in assisting you meet your goals.