If you don't get a personal recommendation, you may want to try the Find-an-Advisor tool from NAPFA.NAPFA is a professional association for fee-only advisors.

If you need referrals for local professionals, let me know. 

I am eager to learn and help out wherever needed.A little about me:I am a professional working in San Francisco.

There are small multi families that are well suited for young professionals or even older families. 

@Jessica Freesia There are some good off-market opportunities in Sandy Springs, although the home values are higher than in other areas.For example, there are 1800 Seniors with Long-Time Ownership: age 60-89, home value $250-500,000, single and multifamily, 3-5 bedrooms, eliminate owners known to have low equity and 15+ year ownership.

I suggest a professional for help when there is little data.

If occupied, establish a professional relationship with the owner (caution--if listed with another office or agent, be careful not to set on any toes). 

Build professionals around you- Lenders, Title and Escrow, Insurance Agents, General Contractors, RE Agents.

Are there any questions one could ask that could at least give one enough of a feel for the condition of the property to be able to make an educated guess, make the offer, and then adjust from there if necessary after I DO pay a professional to inspect the property?

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent.