I still think investing in the market can be and still is a sound and rewarding option for many, but there's just nothing like else real estate to grow wealth and establish cash flow or income. 

Although I have a mountain of evidence such as bills, an email from the utility proving they never established service, pictures, nothing found during pest inspections, etc. and would win a case in court, it's still stress and hassle, not to mention a lot of time lost.

You just need to work with an institution that is setup for this type of record keeping.You can establish one of several different self-directed plan formats depending on your situation and goals.  

You should focus on educating yourself on RE investing and getting your credit positively established.

There are a few in that market who can take over your deals and they are reputable and already established.

But there are not lots of Residents at Troy Beaumont(maybe with OU MEDICAL School established thats different).I sold my FIRST condo I bought in 2013 in 2015 I paid $55k sold it for $86k.

No matter how you've purchased a piece or how you've transitioned it entity wise, It's eligibility for 1031 will be established at the point of sale. 

However, the mistake I see a lot of investors make and one that I am trying to avoid is the mistake of confusing investing with gambling.

I suggested paying off the auto loan instead, because I feel like closing my credit card account will only hurt my credit score and eliminate established credit that I worked so hard for.  

After you've established the market cap rate, you simply divide the NOI by the decimal rate.