Should I reach out to local agents, wholesaler like New Western?

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

The intent of 1031 was not to let passive investors get out of taxes. 

It's not the same as kicking your own mother out onto the streets.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Understand the strengths in your market, what does well / has lower risk since you're just starting out? 

I reached out to a friend who has a PM company, but they require all contractors be insured.

I would be more concerned about the brother in law potentially moving out mid-lease and leaving the couple.

You are able to access your old reports by going to this url, unfortunately if you're out of free reports you won't be able to edit or create more reports. 

Happy to refer and help you out!