Open to all criticism and suggestions.Key Notes... 115k in a 1031 exchange. 45 days to identify the next investment. 180 days to close. 

You might want to identify the area that you want to buy with a pp of 40-60k, because its not going to be within a half hour of raleigh.

If you go that route you can upload it into zillow and identify where you need tenants to e-sign.

You can try to get recommendations/referrals from other investors and that can help, but be specific about which trade(s) you're looking for and especially where the property is since many contractors in RI aren't willing to travel far (they don't have to these days).For networking, obviously this site is good, and I'd also recommend checking out local networking groups such as the RI real estate investor group and Black Diamond group in southern Mass (if you have any interest in anything in Mass.)For learning to analyze deals, I think there are probably more than enough resources here on BP but if you're looking for more long form content, I think you can also get some book recommendations here on BP as well.For finding out about your market, the best way is to get out there and pound the pavement, identifying areas you want to invest in next and then going to some open houses, talking to people in those areas (older neighbors are often very happy to share their opinions :), etc.My best tip for new investors, which sounds basic but I think is still a good one, is to keep your purchases close to home, or wherever you spend most of your time.

Which leads me to my question: how can I do a better job identifying and finding deals in this type of RE market? 

I've identified three: 1) That the free cash flow be positive (if small) even with us occupying 1 unit 2) That the purchase price (+ rehab costs if any) be reasonable enough we could sell a few years down the road without taking a loss3) That the free cash flow from all units (if we were to move out at some point) be worth the trouble of ownership, which we've set at $200 per month per door.What are we forgetting?

First you need to learn how to identify a market and sub-market that will check all of the right boxes.

I want to house hack a 3-4 unit in baltimore as way to get skin in the game and I’ve identified some really great neighborhoods at very affordable prices for my budget.

In my experience most title insurers  require a copy of the trust or at the very least the first few pages that identifies the Trustee and any successor Trustee(s), the section identifying the powers of the Trustee and the signature page. 

Having said all of that, my advice to you would be to evaluate it from a risk tolerance perspective and identify the anchors that will make it a good long term rental.