(trying out my newly learned skills, lol) I completely agree with you that it is important to know your market as I'm trying to learn mine right now.

That’s good to hear about mid to higher end rentals as that was partly a concern of mine.

He bought the property pre COVID, so his cash flow is definitely going to be different than what mine will be.The question I'm wondering if its a good idea and if the numbers make sense.Purchase Price: $100,000Down payment: $20,000 (20%)Current cashflow: $900Property manager: $90 (10%)His expense for 12 months was only $1,430 (inspections, repairs, management, eviction services). 

And a PM friend of mine pointed me towards NARPM.

Real estate investing has become a true passion of mine because I love the idea of taking a run-down, neglected property and transforming it into a home where people can truly enjoy living.

That podcast has so many gold nuggets and great advice.

Is it possible to transfer this 1031 to another property of mine?  

A home next door to mine is on market for $399,000 very similar to mine, just bigger. 3/1 renovated about 1300sqft.

(Calling any real estate lawyers to comment.)Assuming one could live with the litigation risk, I would propose three options for buyer prospects to tour listings: 1) A buyer’s agent from another brokerage could schedule a tour OpenDoor-style, but with no compensation offered from the listing agent or seller 2) If the buyer has no agent from another brokerage, a buyer’s agent from mine could accompany the prospect and open the door for a fee ($25-50) 3) if a prospect insists on touring alone, for scheduling reasons or any other, the prospect would have to show proof of funds/lender pre-approval and pass a background check (this last part could pose challenges) You're passionate about the idea, I can see, and I'm not saying none of that could or would work, but in my honest opinion you're looking for a nugget of gold in a sea of desert here.

I know your cost of living May be higher than mine was (I live in Virginia), but the skills you develop from this will be extremely useful in many ways.