1) Rarely paying asking price or even "market price" for a property.2) Understanding how they may be able to reposition a poorly managed property for increased cashflow and value.3) Looking for creative financing, so they don't have to deal with a bank for a purchase loan.4) Understanding ROI, Cash-on-Cash, NOI, etc. and using those numbers to determine HOW MUCH they should offer on a property to meet their taget performance numbers.Funny, appropriate, recent interaction with a plumbing company.

Quote from @Emory Clayton: Thanks for the encouraging feedback!

Before jumping in to an llc, I would encourage you to start building relationships with team members, brokers, finding deals and underwriting deals. 

But as I focus exclusively on representing landlords in their interactions with Housing Authorities, my perspective has shifted significantly.

This is a viable path from a 1031 perspective, but I would encourage you to look into what TIC really means.

So far interactions with them have been great.

Thank you--everyone is looking at this as the "next big thing" and I'm torn between encouraging it and ripping apart anyone who wants to get involved "just for the ROI"  ha ha ha.

Vet some PMs, tell them your situation, and get a very qualified one to get you out of it.Going forward, either learn how to detach yourself from this nonsense or enter an asset that does not require human interaction.

Simply scroll to the bottom and you can actually interact with clients like @Bill B. who have direct experience working with that QI.If you have a comfort level working with someone local that is perfectly fine. 

Hey Rahul, I'd encourage you to go to some local meetups as well and connect with investors in person.