I’m sure others have enough knowledge to go it alone although they’d have more liability that way as lawyers and probably aren’t covered like we are with E&O on their own personal transactions, so maybe not… The vast differences between states and like you said even in different areas within individual states is super interesting and a big part of why I don’t see the role of agents going away personally.

If you choose to work with an attorney for your 1031 whose experience is limited to a few 1031s a year (even though they may have a vast real estate background) you'll likely not get the economies of scale and a competitive price for your 1031. 

County recorded documents are necessary and sufficient, IMO, and until blockchain technology can show a better, faster, cheaper alternative, it is a non-starter. 

Then make sure you have sufficient reserves for emergency repairs.

Real estate is an in-efficient market, that's why banks require 25% down - that is deemed a sufficient buffer in case a property has to be liquidated.

I have tier 1 credit and according to the bank there's roughly $140,000 in equity in my home, but my debt to income ratio is not sufficient. 

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

that go with that/group of necessaries form/found becaused to) living in/on our property, OR founding/forming a residential care facility for elderly (i don't really get what the difference is btwn the 2 dwellings bcs i would expedite either as: non-medical: household management of operations-having agencies come in and do/multi task, of things-alongside helping mom have care..having agenting help with household actions (a human swiss army knife-springs to mind-as to how resourceful/vast in skills i'd look for her to be expediting for us) i hope that i'm making sense/being congruent with what i'm asking. can you help me?

You should look at it from business cycle and cap rate cycle , I could send you some charts when it ks more safer to invest at syndication….The risk when market at cap rate 4 compare to when market is at cap rate 6 is vastly different , you may want to wait until cap rates are stabilizing enough before investing so your risk / reward ratio is way higher.also you need dig deeper into supply/demand in the apt market as we are now on highest supply where there is strong pressure to rent growth.

One piece of advice I would recommend if you want to go FHA is getting to understand the self sufficiency test for 3 and 4 unit buildings. https://www.newcastle.loans/mortgage-guide/fha-self-sufficie...