This is different in commercial because a tenant has a leasehold interest the can use as expenses in their business operations that offset the owner's requirements, residents can't deduct rental expenses!

Initially, I will be operating in the Augusta, GA metro area (2nd Largest City in Georgia).  

I am in investor/operator out of the Andover area.

Again, the ability to define and mitigate your market selections or operator choices base don past experiences, is huge, try to define the most painful parts of your experience and seek information to understand how your new defined Turnkey partnership will mitigate these elements and help you to enhance your ROI.Still much to consider....... much luck in your search. 

I also think it would be pretty nerve-racking to take that money with that guaranteed return and gamble it on the uncertain.

*Full disclosure - I own and operate a turn key rental property investment company in Birmingham AL* That being said, we truly like to just help anyone out even if it isn't a good fit for out company.

But you get into a nice property that has been maintained with most likely low operational costs in the near future, paying out the principal, and hoping for future increases in rents.After all, seller financing is the only option for you right now and I do not see a lot of those lying around.

This replaced our first go-round with Cohen Partners that pushed us into the most complicated operating agreement a map would have helped.  

Here are some examples of the more common types of permissible and non-permissible expenses when a 1031 Exchange is involved: Permissible Selling Expenses and Closing Costs: Owner's title insurance premiums Escrow agent, settlement agent or closing attorney fees Real estate broker's commissions Finder fees or referral fees 1031 Exchange Qualified Intermediary fees Documentary transfer taxes Recording or filing fees Attorney fees and costs related to the disposition or acquisitionTax advisor fees related to the disposition or acquisition Non-Permissible Operating Expenses, Financing and Closing Costs: Financing or lender costs such as loan fees, loan points, appraisal fees, mortgage insurance premiums, lender's title insurance policy premiums, and other loan processing fees and costs Prorated Property taxes Prorated rents Insurance premium payments Security deposits Payoff of credit card balances Repairs and/or maintenance costs

NOI (Net Operating Income is always key).