Team building is a talent like any other, takes diligent practice to get good.

.- I printed out my own dialogue example and practiced many early mornings so it became natural as I was talking to sellers.

You can do the research, join a local apartment association or hire a PM.If that sounds doable to you, you can certainly search online for a property, but if you find a good agent, they should be able to steer you to a property that will serve you well as well as point you in the right direction for any management advice you might need.Best of luck!

No way around good planning and doing your homework.Exactly, I've never done it that way, I'd only use that as an estimate if you were looking at a house online or something.

Online option? 

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent. 

I've been using it for a couple years and its the cheapest and most practical.

With all the new apartments coming on line vacancy rates will most likely dip for a period of time

How-to books are inexpensive and in today's world, there are plenty of online blogs and forums loaded with useful knowledge.With preparation (focused self-study) and luck (random events), the right opportunity eventually presents itself.

Personally I think it's better than much of the other crap I have seen out there.My clause for Cozy (which I am using) looks like this.RENT PAYMENT PROCEDURE:Tenant agrees to pay their rent to Landlord by way of the Cozy online website link provided by the Landlord.