Nothing in real estate is too easy or easy for that matter.5 - Be skeptical of everything.

However, you can still depreciate the remaining basis under standard MACRS rules.

That way the only thing they would depreciate is the 27.5 year rule 

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.

My general rule of thumb is that a property needs to do 15-20% of the purchase price in gross rental income.

With an SDIRA, you can invest in long-term rentals while preserving your retirement savings, but you must follow strict IRS rules:1.

Minimal changes to effect common entrances, no major shifts in load bearing, easy plumbing changes for wherever the new kitchen would be... it's a lot of boxes to check. 

Targeting that small an audience will not be easy.  

I know REIGuard is easy and designed for investors.

It isn't easy, but you'll learn a lot about underwriting from the process and know the ins and outs of the entire model, which makes using it, troubleshooting it, and adding to it much easier.