I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

This really all depends on the property type.

I agree with many of @Alan Asriants' points, especially when considering OOS Sec. 8 investing.A lower price point or smaller investment doesn't always mean low risk.House-hacking locally could be a better transition depending on your goals and situation.

Depending on how big your portfolio is it might be more or less expensive for you.

Maybe even a B depending on how you're feeling that day.

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Sometimes it's device dependent (either browser or phone problems).

Those that cannot weather the storm get wiped out.Having cashflow positive properties provides a margin of safety you just do not have with negative cashflow.Why are you focused on buying in your backyard? 

Rate will also be in the high 9s depending on PPP and credit.

I would still do due diligence such as whole property inspection, lead inspection (depending on when the property was built), appraisal, etc.