looks like you'd come out with about $28k after closing costs and before your debt is paid off, if you are only using that cash you could purchase something in the 110 range, like a condo to use as an investment property that will rent for about 900-1200/month. if you choose to rent it out i'd definitely go down to a 30 year mortgage so you could drop your expenses significantly. how much debt is against it?  

If the 1031 buyer is within their 45 day identification period the can always choose another property. 

You want to be sure the lender you choose has navigated them before.Can help you strategize the lending piece for this purchase AND purchases in the futureIs an investor themselvesIf you’d like a recommendation for a lender DM me.

Honestly, that is one of the best approaches you can choose when thinking of buying the house.

Choose which one of you is most likely to be successful to go first.

Choosing not to see any listings with recording devices would rule out looking at a lot of properties.

I've worked with agents before and I would say you need to choose an "investor friendly" agent.

Time is your most precious non-renewable asset... cut to the chase on what you exactly expect from them and if they choose not to work with you, it's best for you and your business to know that now!  

You want to be sure the lender you choose has navigated them before.Can help you strategize the lending piece for this purchase AND purchases in the futureIs an investor themselvesIf you’d like a recommendation for a lender DM me.

@Jacob Briggs I wouldn't necessarily look at what brokerage to choose from, but rather the people.