For those interested, a combination of mortgages with no “due on sale” clause, mortgage companies loose due diligence, and title insurers willingness to “turn a blind eye” to practices that wouldn’t pass scrutiny now, resulted in tactics like the “second mortgage crank” which not only allowed investors to purchase properties with no money out of pocket but allowed investors to actually walk away from closing with “cash in their pocket”.

Who do you ask/have walk the off market properties for you?

Conveniently located in Bryan TX, within walking distance to A&M Bus stop and a short 5 minutes drive to College Station, home to the largest university in the state, Texas A&M.

The house is a good fit for us, and we didn't want to wait.

So I wouldn't hurry to jump into a program right away, but take time to learn your options and find one that fits the strategy/location you want to pursue.

You could walk into a property off of the MLS that was $250k and did $70k in gross rents.

If you actually can, then "put your money where your mouth is" and I'd only expect to pay you a percentage of what you could actually save me.3) Property Tours: not sure who much value you could add to #2 above if you didn't walk thru a property?

I won't just write them all here but I highly recommend contacting a qualified 1031 intermediary to walk you through the process.

Ask their customer service to walk you through the above options if needed.It shouldn't take more than a couple hours of research to try out the top platforms and identify which feels the best for you.

Also, coming from running a business just think of RE as a business (which it is), the numbers have to work and your investments need to fit into the big picture.