I could feasibly pursue multiple deals and if I find one in an area I’d like to live once I move back to the US, I would like the option of renting it out while still living abroad but being able to move in and refi to a better deal with an owner-occupier loan.   

Both Richmond and Atlanta are booming cities with multiple known colleges hubbed in the center.

If you're tax bill is $6-8k (minus the 1031 fees), surely you can make that up by taking multiple swings over a longer period of time.OR pursue some sort of owner occupied strategy with that cash if you can swing a live in flip or house hack.

I’ve owned multiple mobile home parks and would never try to rent them out for the reason mentioned above.

Multiple outbuildings and cottages spread out among the property.

I've done it multiple times on primary residence and was just able to do it on an investment with a local CT bank. 

PS before the hedge funds jumped in about 2011 to 2012 I was an activce courthouse buyer in Henry county and a few of the counties on the north side of Atl metro so been to many of the  auctions having them all on one day is a cluster .. you have multiple criers crying sales simultainously it can be hard to follow but you can also squeeze out one that folks missed.. we did quite well until the hedge funds knocked us little guys out of the area..

Also, many hosts who get into multiple units in one property switch their management software to Cloudbeds, so that might be another tool to help you as well. 

Try interviewing at least three managers.1.

It's best to reach out to multiple lenders to explore your options.