At a 50% LTV many private and hard money lenders will be happy to lend on a wide variety of assets with no income documentation.

Plug in the necessary numbers (income, expenses, finances, etc.) and the calculator will produce several numbers for you - cap rate, cash on cash, and ROI in a variety of formulas.

But you’ll find a variety of every type of investor on the site, and everyone is amazingly helpful.

@Achi Adamit, a garden variety 1031 exchange by a nationwide intermediary service will usually run between $700 and $1000.  

Small enough to be agile and react quickly with good customer service and low overhead, large enough to have established business processes and experience handling a wide variety of situations.

Caliber Home Loans - a bit large for my liking but they had a rep for servicing most of their own loans and having variety. 

Sad thing is that they really loved and wanted the house for a variety of reasons.

There are a variety of brokerages to choose from, you would be looking for a brokerage that offers very little training and support but may only charge you a couple hundred dollars per transaction as their cut.

Tax treatment depends on a variety of issues such as how you structure your real estate investments, if you actively manage, how long/if you live in them, how you finance them, and how long you hold them before you sell them. 

I am relieved to have found an ACTIVE forum with a large variety of participation.