Here in PA, month to month leases can be terminated by either party with 30 days notice.

The hard part is finding a deal for the 1031, but, at least in my market, most of the cash on the sidelines is just watching the MLS just as they always have, so when I put more work in, I am able to make deals that work. 

It may not even have to be a "cash out"  as long as there are legal documents showing ownership from the other parties.

Generally dealing with an agent is more professional and less emotional than dealing with a seller directly. 

The main guy that pitches this stuff on here and all over the internet is from your State and even lost an AZ professional license.

-Networking: Building connections with real estate agents, property developers, and other industry professionals for insider information.a.

Also, exploring online platforms like BiggerPockets can connect you with professionals experienced in various locations so I highly suggest that you keep connecting with everyone in the community.

I have talked to others in the area and it really is hit or miss, but good management and a professional listing really seems to make the difference.

If you are evaluating a REIT, it would be wise and prudent to do your homework and select the appropriate professional to guide you.

He answered all of my questions efficiently and professionally.