As far as agents go, I'd be glad to guide you in this process. 

There is a book for rural investing that you may enjoy: The Happy Couples Guide to Real Estate Investing.

Remington has been amazing at sending me deals and guiding me to the areas to invest in.

Start with BiggerPockets Ultimate Beginners Guide (free).

I've dealt with @Dave Foster before (my transaction was a bit more complex and didn't work out) but he does indeed guide you with your 1031 and helps you every step of the way.

My lenders like the 25% down payment, as you say, and it guides my selection of multi family properties.

I am a high school teacher and both children who were born in the United States have earned strait A's in spite of the challenges that extreme poverty and fear that their parents could be deported present.

https://www.biggerpockets.com/forums/52/topics/82174-ultimate-guide-to-tenant-screening-and-renting-your-houseEdit:  Unless you are referring to more property management on a larger scale. 

Looking to my wife’s happiness and what’s best for our future family has been a huge guiding factor in my thought process.Yea I have kind moved away from the idea of being an agent or broker, though I may get my license at some point just to have personal access to the MLS.I do really prefer more personal face to face conversations so I like your advice about looking for local meet-ups.

Here is the guide BP provides: https://www.biggerpockets.com/guidesThe biggest thing I have learned when it comes to tenant screening is to really look at tenants objectively.