I saw someone post in a group who I think is a schmuck brag about hitting a specific figure for their training and I just shook my head - like wow - this person is a great sales person and just steals the same lines from the business book about working hard and throwing out some slick slogans - but man oh man - when real estate gets hard people move to being a guru - just look at FB ads right now - many are not funds anymore but how to raise money, how to do X.

This is hands down, my favorite source for inspiration.   

@Jake AndronicoI’ve looked into them but have never executed one.Let me say they will be expensive and complicated.I think what you will find if one is trying to defer $50,000 to $100,000 in gain, it’s not going to be worth the time and trouble.On the other hand, if client is trying to defer gain of $500,000 to $1,000,000, it’s worth the time and trouble.I use First American Exchange for my own account a dozen times and they have been right on the money.Google them and reach out.Arn

There isn't "MTR" insurance that I am aware of, so you'll want a hand in crafting it. 

A NNN lease is completely different and I would agree, much more hands off  

I’d like to buy the place, renovate it, and then live in it for a few years as my primary while renting out the 2/1, and then ultimately selling or renting out the main house too. wondering what the best purchase strategy would be considering I don’t have the full purchase price in cash on hand?

They had equity in a rental and wanted to try their hand at flipping.

REITs like Realty Income can definitely be a great hands-off option for steady income without the headaches of property management.That said, owning physical real estate has unique benefits like leverage, tax advantages, and control over your asset.

Since your a hands on person and have contractor contacts.  

If you live there you probably have a good handle on the subtle market dynamics.One significant risk of buying any property out of state is that you have a lot less knowledge and first hand experience with all the nuances of that specific market.