I find my deals off-market and do some cosmetic updates.In short, it's not for everyone and many will fail trying to run this playbook from out of state (or even locally).There are still areas and markets that work, you just need to be more creative or willing to put more work in than you did in the past.

That said, if you have no experience and are doing a big rehab in another state, that's not as easy to approve. 

I agree that  many investors will see deals being closed as success, as you state.  

The current state of the market has created a bit of a learning curve for new investors just getting started and I feel that starting a local meetup would be very beneficial for many of us.

. - No state income tax. 3.

How long have you been investing in those states?  

I'd stated the occupancy limit on the property is 4 adults and was a bit unprepared when he filled out the application with 6 total people (himself, wife, and 4 kids).

Depending on your state, you might consider a Land Trust. 

I agree that you should consult an attorney for your state as each state is specific in what you can and cannot do. 

To expand on what @Michael Plaks stated - yes you most likely can do a 1031, the next question is you should be asking if you should do a 1031.It isn't free to do a 1031 - you don't want to spend $2k in fees to have a temporary deferral of what would have been $4k of tax.