@Bill Exeter @Dave Foster 

As @Dave Foster mentions, 1031 into and out of the syndication (sponsor) from your own investments (i.e sale of a SFR property) or out of the syndication into another of your personal investments (i.e. another SFR property you want to buy) is prohibited unless the syndicate has been established as a DST or TIC. 

@Dave Toelkes has this one right along with excellent input from Dave Foster. 

I'd ask how they will pay the rent when they don't have a foster child. 

@Dave Foster May have some ideas. 

Technology allows us to collaborate with clients all over the US (and world) - for instance, I'm originally from NC, currently live in DC but have several clients throughout NC - the only thing I can't do is shake their hands.

Perhaps @Dave Foster can help @Richard Boyd.

@Dave Foster  the conundrum is that you start the investment over.

In working for my current company I was able to develop a training manual that is a collaboration of all of the training programs that I have been through under three different companies over the last 7 years.

We utilize various forms of technology to collaborate seamlessly with our clients and rarely have issues.If you are set on using someone local, search the BP forums for investors local to you and reach out to ask for a referral.