Down the road, you can also use the 1031 exchange to defer taxes as you go from property to property, as long as they are like for like.I hope that helps get the ideas flowing....

I like the idea of virtual staging—it seems like not many of the similar properties I mentioned are staging at all, so I think that could be a definite way to separate my photos from the others.

Also, if it fits your budget and your business needs a write off BPCON lives up to the hype. 

What ideas do you have around retention?

In your original post, you asked whether or not Section 8 was a good idea.

I dont have any feedback for turn key REI but lots of experience with 1031X and my suggestion for you is to make sure you have a good idea of the exchange you're going into or at least the category of homes or type you're aiming for.

It's too large of an investment to get it wrong; you need bench strength.Real estate investing is a risk business.

If they do a lot of these, maybe they can help you talk through some ideas. 

If your current CPA can't provide this type of advice, maybe try the BP pros finder tool (I will post the link below) or hopefully someone will comment here and recommend a real estate CPA that they worked with before.https://www.biggerpockets.com/business/finder/searches/ffd0c...

I personally think they are a good company (that's why I hired them) but they may be too 'busy' for small fish like us.