What I DO want is a non-qm loan, probably of the DSCR variety, at 80% LTV, on a 2-4 unit rental property.

You want a variety of sources to reduce the bias of any single source.

So talking to numerous commercial realtors can many times shake the trees.As far as the 1031 goes what you're proposing is really just a garden variety diversification and shouldn't cause any issues. 

I know the US is a large market that's whY I was hoping to see a variety of different properties bought.

Available investment homes come in all mentioned varieties.

When it comes to South Jersey it is  the hippest town because of  its proximity to Philly which is  only  8 minutes  away and  its  variety of  food, arts, and  programs  held  on the regular.

There are also a variety of ways to get cheap money to finance renovations/rehabs of the place is in less than stellar condition.http://www.amerifirst.com/amerifirst-blog/bid/1042...Note- FHA loans only apply to residential properties (1-4 units).Anything over 4 units is considered "commercial" real estate.Local laws/zoning may vary depending on whether a property is considered "residential" or "commercial".

This can be done in a variety of ways from "cash-for-keys" where you just give them enough money to move out and get re-established elsewhere (maybe even help them find a place & help them move) all the way to a full eviction suit in court.2) A title search should uncover all liens and encumbrances on the property.

@Aaron Montague Thank you so much for the variety of loans, this has been extremely helpful and informational.

1/2 of a percent is the average response rate. 1 out of 25 of those calls should be a deal.I use a variety of all methods but prefer post cards.Its just timing, that piece has to hit when they have a vacancy, a death or something.