The management company just didn't do a good job of providing details on bills and never checked on the units.

Are you just using a number like AirDNA provides or have you dug in and found comps? 

@Anade Davis Agency: either FNMA, FHLMC, FHA, or VA.Look for land contracts, where seller provides financing.

I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

Both @Nathan Gesner and @Lauren Stark have provided valuable insights on this.One potential path for you is to join an established team to gain experience.

Airbnb took over a month to provide reimbursement of a receipt for $500. 

We self manage our properties, but we provide maintenance work for others rentals and pretty much all the property managers around here are mediocre. 

Not even Ivy League master programs in real estate provide the representations and guarantees these mentorship programs provide.  

Do not simply trust a turn key provider, a wholesaler or even a real estate agent that is supposed to be looking for your best interest.

Diversification Beyond the Stock Market: Real estate provides tangible, real-world value that helps hedge against market volatility—a crucial feature when building a resilient retirement portfolio.