The better the deal, the easier it should be to find a partner because you can afford to give up more in the short run in order to own it in the long run.

What are the returns you are targeting?

Going to the site to see their chart makes it easier to understand. 

At the first one I listed, some folks have properties throughout the suburbs, and I'm sure there is someone who overlaps with your target area.

The thinking is wealthier clients tend to be more experienced with a variety of investments and have investment "savvy", can understand risk and absorb losses easier and can understand these complex investments better.  

When you find that target, turn around and get your San Diego property sold and then close the 1031. 

They get easier with each one.Since you live in NJ, a high cost and high property tax area your other option would be to buy out of state.There are many markets in the US where you can get a nice house for 75-100k.

This will allow people to get to know you and find you easier. 

I figured it would be easier for each tenant to just transfer money to me individually instead of one person collecting it from the other tenants, but now i see the benefit of doing that instead.Once again, thanks for the input!

I run about a ~45% or lower expense ratio, once you have a few properties it's easier because you'll have real world figures to apply.