Do I need to find a specialist or company that solely works with 1031 exchanges?

Would I have any issues with the insurance company in case something happens?

Learned some hard lessons about mortgage details, contractors, importance of moving with speed, and dealing with property management companies.

I honestly find landlording very boring and after many years its not fun.I also have thought of reparing it and then handing it off to a PM company and holding it for longer but dont know if it will be worth it.

Big companies close by room for growth in the area.

I am on the list for a few areas with a larger wholesaling company (New Western). 

As of right now the insurance company doesn’t want any liability.

Keep in mind that are not appraising "replacement value" like an insurance company would use.

Look at employers in the area - you want some diversity of employment so that if 1 company closes you don't lose a bunch of the population2.

Buy a copy of James Dahle's Asset protection book for doctors he runs a company that sells financial education books and courses focused on doctors (White Coat Investor).