I'm a real estate rookie and veteran with one duplex that I've rehabbed and rented out (We were BRRRing, no last R as of yet, until this past July when we moved into a SFH and began rehab on the unit we lived in).

I can make an intro if that's something you'd be interested in. 

Anyway, my whole point of chiming in is wouldn't you possible say its not worth doing a 1031, especially if they are in a low cost state (assuming they are willing to no longer do REI)? 

I remember the place you're in-- I was there about a year ago.

I find myself looking for some guidance on jumping in!

All in I had $16k in the deal, tis was a definitely a great first deal!

@Marc Cohen, Despite what some people are saying on this thread, those type of sponsors do exist (and you can often get in is at as little as $50,000).

Are there any markets you're particularly interested in?  

One of the main things I am interested in is their expense tracking and the ability to take pictures of receipts And I am wondering if there any other management software's available that do similar thingsExpense tracking with cosy.com versus zillow, Avail, and others I am wondering if any of the other software give the same expense reports at the end of the year for tax purposes

The only reason I can see not letting you in is if they have tenants.