I understand that you want it to cashflow positively, but how exactly do you look for deals?

The IRS position is that it is the taxpayer's responsibility to substantiate all deductions on the tax return.

In the meantime I am positioning myself by studying online to take and get my RE license, pursuing a managerial position w/Federal Civil Service to supplement my pension.

In Maryland it varies by county, after doing some research and talking to landlords, in some counties the eviction process is much simpler and they take the landlords side especially if you have a clear lease and can explain your position to the court.

Since the 1031 exchange is a federal statute it applies nationally and any good QI with a national foot print can help you out - including me  (may the Bigger Pocket community standard gods forgive me) :)Cash is king and you're in a great position.

I have heard all positive things about the three companies you mentioned.

It's up to you on how much risk you want to absorb and for how long and come out positive. 

As a side note, the company was paying my living expense abroad, so really I was tripling my savings rate.I am not sure if the company you are speaking about is trying to get you to move for a new job or if it is your current employer needing your skills in a different location, but leveraging them to protect your position might be a better strategy. 

You've got the big ones but sometimes I'll also adjust utilities or r&m if I think capital improvements completed as part of the transaction will impact those figures.

Once you have those in you can take their maintenance, utilities, etc. and adjust them a few different ways to look at how those scenarios impact NOI.