Private REITs and diversified commercial real estate funds can pay a strong ongoing yield and simultaneously provide appreciation in many cases.

Because I've been managing my rentals from IRAQ for over 10 years. 

I've also restored knobs and pulls, that I found for free, and learned that to not be worth the effort.After going on Amazon though, the price and variety are excellent for bulk purchases and unless you already plan on going to a salvage/antiques store, Amazon looks like the way to go.

It's easy to obtain, costs very little, and doesn't require additional, on-going effort to maintain.

Failure to show on going savings as may be agreed can void a sale contract, just don't make that savings part of the earnest money deposit. 

I plan on going to a  realtors office next week to start networking.

If a house is already used as a duplex, sometimes you can do some legal research and have it recognized as a duplex, but it would have to be a continuous, ongoing use for decades.

They are cheap to form and like you said, have no ongoing fees.

I sent him a project overview with all the numbers that I ran trough a deal calculator.

Does the 1031 have to be exchanged for the same type of property (I plan on going from duplexes to single family homes in Chicago).