If you are audited and the IRS looks at your 1031 and there is only your word against your actions, you're going to lose the audit.I totally get you wanting to avoid those nasty ordinary income taxes. 

The maintenance/cap ex is too low.  20% total for both together will be closer.  1% properties at current rates  do not cash flow in virtually all markets.  

She's a total pro and keeps us posted all the time.You're in a great market and you have the advantage of self hosting.  

Most of the properties I was into totally for under $15,000 didn't need a bank or credit check and no down payment.

So if you just create an LLC I can go look at the county clerks office online and see who the owner is.

To calculate the price per unit in an apartment building with common areas, you'll first need to determine the total cost of the building, including the common areas.

As a hypothetical: if your total mortgage, interest, taxes ends up being $4.5k per month and you can have each person paying $1,200 then your personal portion is $2,100.

And as a % of total income it’s historically high.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

As for mentoring, maybe check out local investment clubs or online communities like Reddit's investing or personal finance subs.