@Jeremy KarjaIRA money is not suitable to the plan you are discussing.While a self-directed IRA may be invested in real estate, everything must be done at arm's length and exclusively for the benefit of the IRA. 

Do you use websites like redfin, trulia, zillo, GSMLS, realter, auction to find 10+ units deals or these are more suitable for smaller deals?

A board member is going to ask "Have we found a location that is suitable""Yes a regional manager found a nice place on Craigslist and already talked to the owner"Heads are going to pop up and they are going to say "Send in our brokerage group to make sure it is worth the price and the terms meet our needs, they can ensure that the property belongs to who is claiming to own it, they can check for comps, they can verify city/county ordinances for traffic patterns.

I really don't have anything against the AZ market, but I just haven't been able to find suitable rent-to-cost ratios (aka 1% rule).

Can anyone connect me with a licensed, fairly priced, and honest electrician that is more suitable for house flipping?

That's one of those things you have to consider when judging if a property will be suitable as an investment. 

(Hard/Private money is only for the short-term and generally suitable for deals like flips.

She would most likely be liable for rent until you found a suitable replacement and could apply the deposit to the time it is vacant.

Contractors, trades people, title agents, attorneys, real estate agents and brokers, inspectors, appraisers, etc.Once you've developed in those three key areas, THEN you can think about learning to analyze properties, finding the ones with the most profit potential, determining a suitable strategy for each property (if any), determining which ones to offer on and determining how much to offer.

There are a variety of ways to search for and then tie up suitable replacement property, including making an offer to acquire the replacement property with a contingency that you must sell your relinquished property, placing a lease/option on the replacement property so that you have it under your control and can choose when to exercise the option and then close on the purchase, or structuring a Reverse 1031 Exchange transaction.Regular Forward 1031 Exchange transactions should only cost between $700 and $1200 total if there is one sale and one purchase involved.