Consequently I get a lot of emails from wholesalers filled with junk which in turn leads me to ignore most everything they send me, likely missing out on the one actual deal they may have found. 

I'm a designer/photographer/videographer by trade, so this is a relatively "simple" task for me to do on my own.

I would never run over and unlock the house for them.It is always a trade off when you have a needy tenant but one who is renting a lesser unit.

If you had the ability once graduating to make 100k to 200k a year starting out in your chosen profession that is different.A lot of people rack up student debt and then can't get a high paying job and are stuck being underwater on loans.I don't know if the area you are looking in that multifamily trades at 150,000. 2 doors would be 75k a door in price, 3 unit is 50k door, 4 unit is 37,500 a door.

Maybe trade work is significantly more expensive in Ohio than in Tennessee but I had a 1500 square foot property painted a few months ago and it cost less than $1000 including paint.  

On stocks you are trading paper, sure the company you are investing in has assets and some intrinsic value, but unless you own the preferred stock you could find yourself losing 100% of your investment during a crisis.

This won't be a full time job for me as I am a pilot by trade and am quite happy with my day job.

Gross rents are 6225 a month.. because 3 of the lovely trailers are condemned and have to be dismantled in place.. ( hoping to trade a metal recycling type person for free dismantle and haul off.Its on City water and sewer I would not have bough it if it had not been.

In order to be eligible to do a 1031 your intent must have been to hold the property for productive use in business trade or for investment.  

Also, letting someone else have their name on your investment is super-scary as they will be the ones determining when and if it's sold; if they die or marry before transferring it, their heirs or spouse could own part of your investment; income tax consequences or you paying grantor's or transfer taxes just to get it in your name, etc.