I would have done this as many times as I could...but then I got married and my wife didn't want to live through another renovation (she visited me at that house and was often put to work or had to endure trips to Lowes).So being young and in an area with lots of other young professionals like RTP you have a lot of options you could leverage...it's just a matter of what you're willing and able to do. 

Some tenants will always find something wrong with a rental and doesn't matter what you do, there will be something to complain about.

Although the business is doing very well, I know that it is a matter of time until I burn out of the business as it is a 8 day a week type of job, but the returns are certainly nothing to complain about.

So I'm guessing it doesn't matter what state you're based out of, you can still help anyone in the country do a 1031 exchange?

It is just a matter of whether it is good for the seller or the buyer. 

It will be a fed funds wire and shouldn't just matter whether your bank is 'online' or not? 

I dont believe anyone who says they dont.My last bit of advice, if you buy in Memphis do not buy anything in the zip code of 38127 no matter who is selling it ( unless your local here ).  

I could watch my property values drop to the point where my debt on properties was higher than my values (upside down), and because I had bought with such high cash flow (which actually grew), it didn't matter.  

Also, if I am living in one of my properties, and work is being done on my residence, does that matter. 

Part will depend on the price range you're buying and selling....under $200k they're earning their money....under $100k, you need to pay me extra, no matter how many you do.