Leave primitive weapons at your STR for your tenants amusement. 

If I am using a buyer's agent I tell them to do the same.

Joel,I am using equity trust company for our self direct IRA.

I am using a hard money loan to obtain and rehab the home.

I am used to working with out of state buyers and am happy to help.

If you are willing to forego the 1031, you can also achieve your return objectives via private lending.I personally am using a different tool - hard money lending.

I have started rehab on two of the apartments but am using up all of my money.

All the cash I am using is coming from my LLC for DP and rehab etc . 

Aside from having wealthy individuals, it also has one of the lowest uemployment rates 4-5%, a broad based economy, universities, medical centers, amusement parks, open space, is serviced by every major airline, has miles of shoreline where driving down the highway one can see migrating whales, and perfect year round weather!  

Right now I am using leverage to acquire more deals, but somewhere around 15 units I'll be switching back to all cash purchases.