We've identified a duplex in our area that doesn't look to need much work and looks to have a better rent/price ratio than others (Richmond seems near impossible to find something meeting the 1% rule without a total rehab).

This is the "worst" case scenario, and it's not that bad: Go ahead and identify 3 properties and maybe I get none of them and just use the cash to buy something else next year.

Once you've done that, you can then identify the markets that will let you achieve your goals.

Granted 20 states cover almost half the country, but maybe you'll get some ideas from the cities identified in the top 10 states.

I would go to your local Real Estate Investor Association and I would identify some people with capital who are looking for an apprentice, who can learn and do the light work.

You just need to know how to identify the value there, because there's a lot of crap as well.

A 1031 exchange may be a good move - make sure you start identifying properties before you sell and follow the steps in order to move the net proceeds to an escrow account so you can roll that into your next investment within the 45-day window. 

We expected to be in a competitive bidding situation, and went over asking - but after conducting an inspection and identified the full list of issues, we were able to negotiate back down to their original asking price.

Once you've identified a market (the south is probably going to be your best bet right now) and found a deal, I'd reach out to the forums for PM contacts.

Identifying numerous properties in such a short time frame and in the seller's market we are in is extremely challenging.