I agree that those are A&B areas but I don't know if you're going to catch the path of growth there - maybe if you got an amazing deal, but I don't think you'll see 12 caps like @Mahesh Sam was mentioning. 

Hope our paths will cross.

If there were a path to severely reduce the role of agents I would expect that be falling precipitously by now.That's not saying that the role of the agent hasn't changed in a couple of decades.

Am I on the right path to achieve my goal?

, and congrats on picking your path on what you want to do.

Again if doing a 1031 then they are a great strategy, for starting out, not much flexibility in them and I would go another path of syndication or fund.

Do you think it is worthwhile to go down that path from the cost perspective?

Look out for major negatives such as long staircases to front door, no garages (at least in CA and TX) locations on major streets (or backing up to major streets with traffic noise, proximity to train tracks or under airport flight paths, no yards on hillsides can be a big negative, proximity to flood zones, proximity to commercial or industrial, lack of similar size homes in the area or having what will be a great home but surrounded or in the proximity of  crap (shacks, run down homes, small homes with just your big one, etc.).

My opinion may be straight forward and not exactly what you want to hear but its with good intentions either way. 

Personally, I am looking to invest in C and B properties in the path of progress, and transition/rehab those properties into B+ rentals.