I've got a feeling thought that even if you felt like your intent was solid that the 1031 still won't work for you this time.The reason is that in order to defer all tax in a 1031 you must purchase at least as much as you sell. 

I started with house and for me it’s a waste of time.

Does anyone have any solid Excel spreadsheet templates or anything they use to manage 2 dozen or so projects at a time? 

@Steve Burrell Pittsburgh is solid for $100k props

Even if I did invest in a smaller fund, I would still prefer to have solid knowledge of how the analysis process worked in regards to evaluating potential notes to bid on.

There is no denying that that there will be a solid market for mid market rentals and apartment buildings will always have great attributes.  

Hello BP's ....Any recommendations on great  Turnkey providers  that you have personally worked with  ( with solid property management ) teams .....also from your experience what's the best markets for turnkey investment at the moment ? 

That with solid liability insurance is all that I feel I need (LLCs are very expensive and cumbersome to maintain in my state).

TLO seems solid for people who outsource cold calling.

I'm doing my best to research comps and study rehab costs as effectively and accurately as possible so i don't waste neither my or the investors time.