I also wouldn't be where I am today in terms of my contacts and relationships with vendors, to be in a position to self-manage confidently out of state.All that being said, if another deal with the same amount of hair on it presented itself to me today, I would pass simply because my risk profile has changed.

I would simply hang your license with a transactional brokerage where you only pay per transaction. 

I simply asked but how many qualify for a house around the median price point(this was for Raleigh, NC), he responded oh maybe 10-15% of the new applicants.

I find little reason to pay for a service when it takes so little time for us to simply split the water bill as agreed when the tenant signed the lease.  

If you simply go to your meetups and let folks know your a private lender you can sift through the deals and cherry pick them.

It may sound funny to pay a 1031 exchange service to simply receive money for you and spend it for you, but it is essential. 

It's simply a mobile home with some sheds on it. 

I agree that many transactions shouldn't be done simply because you can.However, out of curiosity, if you had the opportunity to buy a $hit property with golden financing & then immediately sell the $hit property but keep the golden financing & transfer the financing to a great property would you consider it?

If you are simply return driven and risk-averse, then it's not a great fit. 

Basically, from what I've seen (and this is purely anecdotal), they're not really going to go out past one, maybe two miles, unless there simply is no truly comparable property.