I see that the 1% rule is extremely hard to achieve so I am wondering what you look for?

Indeed that would be my preference, but my network is completely outside the real estate world, so the few syndication opportunities that came my way did not convince me, I couldn’t get past the “this person must be desperate if they are asking money to me”, so I never pulled the trigger, it really just felt like giving away $100k on good faith.

If you don't have boots on the ground and are managing the rehab remotely acting as your own GC can be extremely challenging.

I have bought single-family properties without visiting them, but I had a trusted realtor, contractor, and partner visit them before pulling the trigger. 

What instances might trigger those consequences?

I do have some books on them I will be getting to after I finish “Extreme Ownership” by Jocko Willink and Leif Babin.

At the moment I am using a free skip tracing site that is extremely unreliable which could be a big reason I am struggling getting decent leads.

My partner and I have had our eye on a property for a while but never pulled the trigger because we were hoping the price of the property would decrease.

Geez it has been extremely difficult to find a lender to give me a HELOC or Home equity loan on an investment property that I have quite a bit of equity in.

In addition, gain recognition is not triggered by dispositions after the death of one of the parties or by dispositions in compulsory or involuntary conversions (within the meaning of IRC Sec. 1033) [IRC Secs. 1031(f)(2)(A) and (B)].