If you're working full-time, chances are good you're going to need to forge strong broker relationships to help source the best deals.

@Franklin Abel, Yah, the 1031 side of it really doesn't care about the source or structure of funding. 

, where are some good sources to get educated on comps?

I have sourced a off market deal for a 8 unit that is well maintained, but under rented.

Is there a functioning kitchen and bathroom and heat source?

But when you source a lead through and have to skipped traced, sometimes many, many phone numbers show up.

Operations isn't usually a reliable source of profits for these projects.

Also, where are you sourcing your deals?

Those are sources of other income.100amps per unit should be fine. 

Alternatively you could invest in crowd-sourced real estate investment like Fundrise or RealtyMogul, but those may have investment restrictions due to SEC regulations (ex: I think with Fundrise you can't invest more than 10% of your annual income if you're not an accredited investor).