Diversification is key.

It was not purchased through a turn key provider.  

offer cash for keys ;)

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

I came here because the arts world is full of compromise and sacrifice- body, spirit, finances, time, and most importantly, family.

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.