Cody with the solid point.

I think personally you would not be wise to change a very solid carefree investment for something you have no knowledge of.One thing you may consider if your itching to do this.. is find a syndicator that may have a TIC opportunity let them do the heavy lifting and you can still do your 1031.but man i would not mess with a great thing. to move down in asset classMulti is quite frothy good to stable properties are selling at 4 to 6 caps... 

I would wait to make the jump into a full-time agent until you've set up systems for success and have a proven track record of sales also, remember its easier to get funding with a solid W-2 than it is with a 1099 in some cases.

My +1 backed out and I don’t want the seat to go to waste.

I don't like wasting time and I feel like that's what I'm doing ...

I would start by looking for a solid company in that area, and go from there. 

If you are going to micromanage it (and there is nothing wrong with that, if it's your business model), then having a property manager do the work first is a waste of time, resources and money. 

A real estate attorney would be able to draw up a solid lease agreement for you that will stand up in court. 

If not, your first step is to get a solid contract.

That is a waste of their time.