@Terre Oswald in your search you don't have to stay in your backyard.  1031 is a federal statute that all 50 states recognize at the federal level. 

I had a client not long ago wanting to sell their condo, however, they wanted to do some updates to the kitchen and bathroom before selling. 

I actually work with a client finding the same type of properties.

What I wrote above does not create an attorney/client relationship between us.

I also have a couple wholesalers in the local area that I go to to help find deals for my investor clients. 

What are you doing/saying to gain the trust of your potential clients?

@Alex Price First you must recognize that at the level you're discussing, the business models will be using a cashflow range because they are using IRR scenarios and not the simple calculators found on BP.

I work in account management/client relations for a local private company.

Wayne, I work with clients and investors with interests in SFH's along the West Michigan Lakeshore, specifically in Holland, West Olive, Grand Haven, Norton Shores and Muskegon.

It's a tough business, and sometimes they bring on more clients/units than they can handle so there are "growing pains" as they adapt their systems.There's an old saying, "a farmer's shadow is the best fertilizer" and I think it's true of property management.