There is probable at least one person at the meeting who does hard money lending, and they will have local references you can talk to about the experience.

But we were thinking that after 6 months to a year we'll be looking to purchase somewhere else and this duplex will cashflow but not nearly enough to meet the 1% rule.

There are definitely deals still to be had in this market but it's getting more and more difficult.My suggestion to get started - since you're in Michigan, would be to start building a team (and even fly down to meet with people and network) to build relationships with people rather than just trying to do it all from afar and alone.I don't know anything about the Michigan market, or what you're plan is with investing, but Dallas is definitely a great place to buy, but the numbers still need to make sense.

Be sure to plug into your local BP community through meet-ups and investment groups.

Be active in your real estate investor meetings.

I would talk to other private investors in the area, may be attend a meet up or an investor meeting and ask around there.

You could probably also benefit from attending a local REIA to meet some contacts there and grow your network.

If you are thinking of this, call the title company you closed with and meet with their 1031 specialist.

I'd love to meet other like minded individuals across the state (RI as well).

As far as getting answers to your questions goes, be sure to plug into your local BP community through meet-ups and investment groups - they will likely be able to help you.