Whether you do it via 1031 or direct cash injection, keep in mind you must own physical assets, not just stocks, to be considered an active investor, and be able to reap all the tax, and government benefits of an oil & gas producer.If you have any questions on oil and gas or how a 1031 works in this scenario, leave a comment and I will reply.

Most of them offer the FHA program.

Fortunately I have a partner that lives in the area with skills that will be able to handle the management of the property.Some of the pros of the area are seat of government, hospital, many good colleges and affordable properties.

Apathy among ownership is generally what leads to these situations.I'm in So Cal, and the laws governing Associations are likely somewhat different in Illinois. 

Some of the more established RE investors here offer services, programs, etc.

If it means you understand concepts but forget to carry the one when you're adding by hand, no problem - use a calculator or a computer program.

@Scott Szurek, Most states have a governing body that does child care assessments to make sure the property is kosher for running a day care.

Look into FHA and NACA programs for low downpayent and financing assistance.

If you are a first-time home buyer, and you are not a high income earner (yet), call the city halls and/ or community development agencies of the cities that interest you and ask if they have any programs available for aspiring home owners.  

Either way they are A paper programs and you are protected from up on high by over-governmental control.