This in turn lowers the amount of your reinvestment requirement for the 1031. 

Higher emotions lead to lower intelligence.

We get to benefit from much higher rent demand and lower taxes in Indiana than Illinois our typical turn key is about $90,000 to $125,000 and rents from $1100 to $1350 There is a lot of opportunity with all the railway and airport expansions in this area and we are seeing retail housing jump 10% plus.

If you're talking about investing in real estate, usually lower ROIs equate to lower risk investments. 

At that time of conversion, the "adjusted basis" of the property for is  - your original basis - a depreciation that you already took,  So when you go rent it out after moving in and renovating it, the depreciation starts over27.5 years but with the adjusted basis ( or FMV if lower). 

The interest rates are not that high from these companies and actually lower than what I would pay a financial partner to join me.

If you can negotiate a lower sales price great.

But what’s the best way to...I guess lower the risk of hiring a crappy manager.

Which will lower your capital available for investments.Option 2.

It is much better to just pay a 30yr down faster and maintain the flexibility of a lower payment.