I have been a professional baseball player ever since I was drafted out of high school so all my attention has gone there but I'm ready to dive in the game. 

But...http://www.exeter1031.com/arti...That loophole is closed if you don't live in the property first.Also, if the OP is already in the process of closing this month (not many days left), can he 1031 the transaction at this late stage of the game? 

I'm back into the baby steps of studying and game planning, but I've done some research and am considering pulling the trigger on my first investment property.

@Jordan Brant For every statement out there about being late to the game you will find another investor closing on a deal in the same area.

Long worded I know and I apologise for being green as grass, I'm as new as they come to the game but feel I have a good opportunity here.  

The key is to find a way to get in the game.

Learn the game on his dime and collect a few commissions.

This was a game changer!

So, feed the top end of that funnel as it is a numbers game in the end.  

Again, if it's an off market, cash deal, it's probably best to look the other way to buyer's willing to have little to no skin in the game with EMD.