As others have suggested @Michael Blitshtein with your limited capital it maybe in your best interest to seek other investment opportunities unless you decide to save and wait to buy in your market. 

To everybody doing a 1031 exchange right now, I feel your pain and wish you good luck.  

They are a pain to schedule and they almost always lead to some follow-up time and cost, but they are well worth the trouble.We've also been amazed at how slow tenants are to raise issues.  

Seek out the ones who are successful, and has an eye for design.

Each turn over is quick and painless...the pain is getting their places back in order and rent-able again.As far as the Midwest, I did not keep all charts of everything I've read and each CAP I've calculated...I should have said 'had' because when I was looking in the Midwest it was about a year ago.

Your are seeking a partnership?

Try starting with that before seeking out help with REI.You realize that BP is a public forum and you are openly admitting to willfully violating federal and state law, James Smith from Medina, Ohio.

Using iTunes is a big pain and I'd like to get him a new MP3 player that would easily download subscribed podcasts, keep his place in the podcast if he turns off the player, etc.

Indiana is a landlord friendly state where IL is pro-tenant (Cook county can be a pain to evict anyone). 

It sounds like you are seeking higher returns but want to remain "hands off."