Diversification is key.

It was not purchased through a turn key provider.  

offer cash for keys ;)

It is important to be patient with real estate, many people jump into buying anything they see, esp in our market where homes are being sold for over-asking price, when the house is a dump.

I can confidently make offers because I know which areas are coming around and which to stay away from because they are war zones and always will be.Educating yourself on long distance investing is key.  

The key to a successful 1031 is that you are purchasing actual interest in real estate and not an interest in a company like a reit or typical LP syndication

https://www.biggerpockets.com/blog/working-legit-turn-key-provider-game-changer-state-investors/1.

The key is to get them on the phone and find out all the info you can, build report and create a win win.

There are certainly properties out there, you just have to be patient and move quick when a home does come up. 

MHPs take longer to turn around (you'll need more patient capital), the 3rd party management is terrible, and they are a great investment in any market.