I know there are a lot of anti 3rd party management owners out there, I don't blame you for lots of reasons.

Especially with regards to third party financing offers.

I have thought of offering cash for keys, but think they would accuse me of bribery or something to that effect, even though that is common and legal if it is agreed upon between parties to my knowledge. 

We were told by our architect that we could legally build out our basement which is a MASSIVE financial gain and the best part is that our foundation guy quoted us $20k to dig out and pour the slab now putting the foundation bill at $130k.  

The QI for your 1031s has to be an unrelated party whose only role is the 1031 itself.

The best part is that everyone here is excited to help you learn and grow into real estate investing.

Are closings typically at a title company, or do both parties typically have attorneys handle it? 

You can always hire a 3rd party PM, but managing it yourself is normally the best route.

Mostly because they are smaller deals, require plenty of sweat-equity, and often have only one party (you) financing and managing the deal.

The hard part is deciding which market to invest in.