As hold times increase, IRRs decrease. 

It would be out of state for me but my job is very flexible and I would be able to spend some time in Knoxville if needed.

I'm a University of Florida grad, have spent some time in West Palm Beach area.

With that said, a friend in Pittsburgh uses Zillow all the time and doesn't seem to have any issues.

Thank you for your time! 

I used to do these all the time with my commercial bank not sure why you think a commercial bank won't touch it.. 

We help investors buy here all the time. 

The same type of property usage needs to be maintained to qualify for the 1031 exchange.Also, be aware of the time limits involved in a 1031 exchange.

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLCsuch as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.

But it can be expensive if you're not using it to its full advantage.