I can confidently make offers because I know which areas are coming around and which to stay away from because they are war zones and always will be.Educating yourself on long distance investing is key.  

The key to a successful 1031 is that you are purchasing actual interest in real estate and not an interest in a company like a reit or typical LP syndication

https://www.biggerpockets.com/blog/working-legit-turn-key-provider-game-changer-state-investors/1.

The key is to get them on the phone and find out all the info you can, build report and create a win win.

What other key factors should I look into?

Again, documentation is the key- especially with pictures.

It was about an 8 out of 10 as conditions go, almost turn key condition.Before I met with the seller he told me that he needed cash fast because he has to leave the country.

The key is set specific areas with each one that dont overlap.

2/ you’re buying from a turn key company so they have to make disclosures to you as well as a closing cost sheet prior to you closing and taking possession.

Also, the key is to be one step ahead of the competition.