Doing it myself saved money but was physically and mentally exhausting.

If it were mine, I'd be getting ready financially and physically for a turn, and to re-advertise the unit.

You may want to check with local codes (building department in the city your home is in) about the railing.  3 steps should be about 22 inches but sometimes people don't count the porch as a step, they simply see 3 physical steps and say it is 3 steps when the fourth is the porch. 

@Josh Garner,If you do a 1031 there will be no difference other than the amount of gain and depreciation recapture you are deferring.The real question is whether it's better to hold the property for a full year to strengthen your argument that your intent was to hold for productive use and not to just fix n flip.There is no statutory holding period. 

This is a great forum with very knowledgeable members that will help to guide you in the right direction.I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

@Percy N. appreciate the honest opinion and I agree, and I am used to the grind having several businesses in the past Grocery store, Software company with 20+ employees in a physical location etc., taught me that:-) and I love to have that again only in the real estate Industry.

I analyze the deal before I even physically look at the property.  

If you lend in Texas could you send me some information on your products?

It takes less labor total, more efficient labor, and in better working conditions.It can also move most mass-production efficiencies and cost reductions to the factory rather than the main builder. 

not just investing from far away, Meaning physically, buying another house and moving the whole family to get familiar with the market and investing in the new market.