If you know fix and flippers or wholesalers who are doing 1031's they are committing tax evasion. 

@Mark Cruse @Jean Bolger @Pete T.

To do that, you'd need to get some pretty big commitment in the next 19 days, so you could either assign or have your buyer(s) close with short term financing.

Title and ClosingAt Seller’s expense, Buyer shall procure a title commitment for an ALTA title insurance policy in the amount of the purchase price with extended coverage by a title company licensed to operate in the State of Illinois, issued on or subsequent to the Date of Acceptance.

I am leaning toward finding a low-price (but decent) local property in an acceptable neighborhood and getting some learning done without a huge financial commitment, and as a trial balloon to see if I am going to be any good at real estate / land lording and if it suits me.

@Pete T. 

I`m assuming from your question that you have not used him before.I wouldn`t give any contractor I`ve never worked with two projects without seeing his work first.

@Chris T.

@Alex T. 

If you include potential maybe a 6 cap.If you are committed to your area only then you have to live with what things are selling for.I have other friends in Denver with the same issue of low caps.