My friend/business partner and I are working to try and set up a deal structure on a 1031 that is most equitable for both of us.

They can at least give you an idea as to the cost and time involved in a process. 

https://www.biggerpockets.com/business/finder/property-manag...

Since I am 100%, I have the flexibility to move anywhere that make sense and can be approved by the VA inspection, which is one of the main factors.I am trying to get an idea of areas to look into?

This will give you an idea of what we offer and the success our partners have achieved.Feedback and ExperiencesWe encourage potential partners to connect with current and past partners to hear about their experiences firsthand.

New investors look for guidance only to find constant ads for courses, coaching, and get-rich-quick strategies.Look at those where you want to be and before you ask them to be your mentor study them, learn from them, and read books about business owners. 

https://www.biggerpockets.com/business/finder/property-manag...

I have no idea about labor costs in PF, but in my area, that is a pretty good deal.

You rarely get phone calls from your tenants and they are business owners vs. folks with kids, pets, showers and toilets. 

If you're not walking away, you're not in the business.