., insurance proceeds).It does not mean that you have to actually spend the insurance proceeds related to a rental portion of a duplex, the replacement property must cost as much the proceeds but can be acquired via a mortgage. 

I must be doing something wrong with direct mailing. ive done 3-4 mailings this year with 75-100 homes per mailing.

Fannie Mae requires the following versions of the classic FICO score for both DU and manually underwritten mortgage loans: Equifax Beacon® 5.0;Experian®/Fair Isaac Risk Model V2SM; andTransUnion FICO® Risk Score, Classic 04.The lender must request these FICO credit scores for each borrower from each of the three major credit repositories when they order the three in-file merged credit report.

Great strategy...but, you need the proper docs, and those docs MUST separate the lease from the option. 

MF is much more efficient and cash flows much better; it is great to have many tenants under one roof. 10% for PM is pretty normal; but watch the add-ons for getting new tenants and arranging calls, visits etc.

A specific community I have researched, Edens Edge, seems like a nice destination to me, but looking at mixed reviews I am unsure.

You are correct that there is no school tax adjustment for non-owner occupied properties.If you visit the county tax assessor's office, they can calculate the exact amount of the property tax bill you will receive for a proposed rental acquisition.

To qualify for a 1031 exchange the tax payer for the old property must be the tax payer for the new property. 

I think there is a similar service for home sales, but not sure.Still with your lack of experience, you really should consult a realtor or just visit open houses on the weekend. 

If you want to save yourself a lot of time go visit the neighbors and see if they have big mouths.