my jacksonville Fl retail realtor friends say their 3 bed 2 baths, 200k and under, in select zip-codes, with slight repairs needed, get full price cash offers, all retail priced, same day, multiple offers, site unseen from internet institutional backed companies, from Miami to California..families looking to buy at or under market get squeezed out and ignored...these companies are like open door who are buying and then flipping with thin margin using volume, and most others others are buying to hold and lease out.. 

Both when it comes to selecting and purchasing a property, as well as how to utilize the over $1,000,000 in equity I'll have after the 1031 is complete. 

When selecting a custodian/administrator I like to ask what the processing time is, I look for processing time of 48 hours or less. 

Found a Good Deal where the numbers work with good margins decided to go with Lima One Capital.

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Maybe check with Lima or Lending One

Perhaps you could hire an agent to find a tenant for you and then you manage it after selecting the tenant.

Sad to see an investor b not doing their due diligence on a tenant selection.

Select a market - this shouldn't take more than a couple hours - and GO!

The benefit to this is that the PM should have good relationships with local subcontractors and vendors- Try to connect with a BP member in the market you choose that may be a newer investor with not enough of his/her own money to do their first deal.Maybe not so obvious but I would highly recommend making at least two or three trips to the market you select in order to meet and vet not only your "Boots on the Ground" but all of your team members (Agent, PM, Contractors, Lenders, etc.).... in addition to touring properties, driving neighborhoods etc.