So I call many "Deferred Specialist" and they finally advise me to do 1031 instead because if the LTV is not less than 50% and the sales proceed are not large enough -- it's not profitable for them to work to manage the Deferred Sales Trust AUM. 

Any advise?

Quote from @Guillermo P Manso: Quote from @Bruce Woodruff: I would advise against buying a condo to do STR.

Also, most of us would advise against arbitrage.

yup the foreclosure rescue buy back went away in 08 in Oregon..  1. you cannot do a foreclosure rescue and rent back at all that is illegal in Oregon.2. you have to be a licensed foreclosure agent to advise on those in foreclosure those licensed are RE brokers  MLO and lawyers.

That will help people advise paths to take.  

While many out-of-state investors may purchase properties without an in-person visit, first-time buyers or those new to real estate are strongly advised to conduct a site visit.

I’m just advising caution as a beginner.  

I usually advise folks moving to a new area to rent for awhile to get the lay of the land.

I got this advise 8 years ago... the lawyer part, till now I have not had the need to use them whatsoever, and I had to evict a tenant myself.