Property to purchase would be a STR at $240,000 - so we would need the 20% down payment and we are looking at different options as the source of the funds.

I see some listers go crazy and have 10 listings through out the day.  

There is plenty of good turnkey properties on the MLS for sale that would cashflow using the 1% rule and you wont have to overpay for them on a "promise".

Once you sell your old property and use a QI, the exchange will be complete and your capital gains will be deferred.

But my 4 renters are in there 30's-50's and work 50+ hours / week building naval ships and submarines and they enjoy being close enough to walk to the shipyard and coming home to a brand new house with all the modern upgrades. 

I am a fellow house hacker and think it's the best way to get into the game if your circumstances allow it!

If you want to connect and build relationships with local investors, going to real estate investor meetups in-person is the way to go.

Even then you would still need to actually go get the license and maintain it.   

GOREIA and CFRI are REIA's in the area but they cost money to join and attend.

Rental income would be $12-14k per year, so your netting $1500-3500 the first year before lowering the interest cost over time and increased rent (rising at 8% per year).So for $0 out of pocket you get another unit, equity growth(over time), income that grows and you created a unit of housing that didn't exist before.