Sounds like what you really need is a feasibility study.  

Continue to net work and study what value you can bring to the table and keep shouting out to the community who you are.

a) Plum Creek, Kyle - 1900 SF, 4 bed 2 bath, corner lot, large backyard, great school district ratingb) Whisper, San Marcos - 2300 SF, 4 bed 3 bath + study room, moderate backyard, OK school district ratingThe Whisper property is about $20K higher priced.

Than your looking back 18 months at solds and your doing segregated comp studies of 18mnths ago, 12, 9, 6 and last 3 months.

I live and invest in a classic "cash flow markets" (which has seen 8 years of steady appreciation and is hyper competitive and has very little inventory), and I would not feel comfortable to promise you quick and easy cash flow, certainly not within the time limitations of a 1031. 

I went the same route as you, studying for my real estate salesperson exam over the course of the previous summer and fall, eventually obtaining my license over winter break.

I work with CSSI who are the nation's premier engineer-based cost segregation firm with over 45k is completed studies. 

I’ll be moving to Madrid in September to study my Masters in Real Estate.  

Agents should be studying their market daily and will give you great feedback on properties and areas.3.

I really have education overload and analysis paralysis right now and have been studying Peter's videos on YouTube.