We are probably going back into acquisition mode here shortly but want to shore up things before that happens.I also spent the last few months building out a centralized notion to manage all the document, to dos, etc but have pulled the trigger on VAs as the cash flow isn't there yet to support someone full time.

Which CAN trigger the due on sale clause. 

I haven't pulled the trigger yet - still looking at different paths. 

So this really isn't a 1031 question so much of a trigger of deemed sale question.  

And personally I cannot pull the trigger on a turnkey operator.

I would like to learn more before I pull the trigger in the next 6 months. 

I was thinking of OOS, but reading your post I think It would be to much risk and have decided if I'm going to pull the trigger on something like this, I would be moving to that location.

Any one of these could and regularly trigger a special assessment.

One more tip – people remember stories that trigger their emotions.

I suggest learn everything about real estate, and get ready to pull the trigger whenever the opportunity is presented.