thanks all for the tips, I've started the initial steps and identified several candidates.

I was suggesting going big for the training and support while learning the ropes, then after you identify what you will be specializing in or doing, find a home that suits that niche as Phillip suggests

For example, we've identified shopping for bath finishes and piecing design elements together from different stores as an incredible inefficient use of time, i.e., buying ceramic tile at Lowes because they have a $0.59 sale then going to HD for mosaic tile because they have the design we want all while continuing to source faucets and vanities at cabinets-to-go or ikea.

First identify what you will be doing.

Obviously you want to identify their motivation first but even after doing so, don't pretend to know what solution will be best for them.

First identify the problems.

I have identified a property to purchased that would complete the 1031 exchange. 

It does sound like you are in a good position to identify properties with deferred maintenance, which is a great target for mailings.

Hey all, I'm reading the book on rental property investments, and I've identified a few people in my circle who are in this business. 

S/he can help guide you through the rest of the process, from identifying a property all the way through closing.