Hey Vonetta, Unfortunately the problem often with having a property manager, manage, or even try to find one for a SFR is vary hard to do if not almost impossible, and if you do they often just won't care very much due to it being such a small profit.

Impossible, Also lesson learned, you need a PM co, ASAP 

Just finding a contract is impossible for someone new and they trust anyone and well, you know how that goes Bruce.

Any other reasons why this is impossible?

As for 1031’s…1031s are almost impossible to pull off, even if you’re simply trying to leverage into a higher value single property.

It makes it impossible, impractical, and/or uneconomical to bring new units to market at any scale in these locations. 

Those days are gone now IMO and pretty much impossible for property managers to deliver on such prices.6) Yeah mate, I get ya lol.

After doing the program for couple of deals, I find out it is almost impossible to make profit on doing Flip with their system, since they are providing these stuff:1.Sourcing clients with deals on Zillow, that is anybody can do that, you can't buy a property with very low prices2.Asking un-credited investors to borrow Hard Money Loan, I don't really think anyone don't have much experience should borrow Hard Money Loan, with balloon loan mechanism, it is basically teaching new-bees to suicide.!

COVID made it impossible to evict tenants that refused to pay.

@Pat Lulewicz I'll go a limb and say finding/converting a property to a duplex in this market is nearly impossible and probably a waste of time given the his experience level.