Currently have very little experience with real estate investing (we bought a primary residence last year) but my wife and I are working together to become better connected and better educated. 

I'm a real estate agent that works with clients in Denver metro (where I live) and Colorado Springs metro (where I grew up and my family still resides.)

So, the COC ROI seems to be about 9.744%Not as good as my stocks, but still not too bad.However, my credit union says they can get creative with my financing and use my equity in my personal residence and/or rental homes to cover my down payment.

This will be my first 1031 exchange and I had a couple of questions for those who have done this before:- My title exchange company said that for the 1031 exchange, I need to also roll in the money I originally put down on this property (when I purchased it as a primary residence). 

Forgive me if you addressed this earlier, but you have to actually have equity in your primary residence to use in order to get one and then depending on how much you have it may not be that large and that's IF you qualify. 

Income limit is $131,775, buyer must put at least $1k of their own funds down, and these only allow primary residences (but do not need to be a 1st-time buyer). 

Some of the ones I like:Walk though the lease with potential tenants BEFORE they sign, e.g. go to their current residence. 

I'm a lifelong resident of Boston and I'm looking to start investing in the next year or two (not in Boston, but surrounding and more affordable areas) but I'm trying to figure out a strategy and plan.

Or you used to reside there?

I see you live in California though, so you will want to talk with an attorney to see if you are subject to tax in California or CA laws by virtue of being a CA resident.