It's only for the most experienced investors to have any chance.

Gaps in rent payments or undisclosed tenant issues should have been red flags.It’s good to see the OP trying to help their client navigate this, as acting promptly is critical for any chance of recovery.

Maybe I'll get the chance to try someday. 

Now that I have explained all of this to you, is there any chance you have an answer to the question I asked?

By any chance, do you know of any meetups or groups in the southern Tennessee area?

If you are using local banks, there is a high chance it won't connect.

It’s a solid option to boost your chances of actually reaching the homeowners you’re targeting.

Do not give them a second chance.

If they're not familiar then it's your chance to get your foot in the door by bringing 1031 education to them.It's been a few years since I checked but at one time NAR showed statistics that of all the transactions potentially qualifying for 1031 exchanges, only about 10% were actually handled that way. 

We're getting our feet started in real estate and we'd love to have the chance to connect with our peers or someone who's just as interested in real estate!