My end game is to keep this for 15 years and sell or refinance it for my son college education. 

I've just recently begun a real estate investment education, with the plan to partner with more experienced folks in my area to learn. 

I have rental property, which I want to sell, but ....gain taxes.In my case it is exeptionalyl painfull, because I obtained this propertyas the part of divorce settlement and I am older person now.I already spent a lot of money for professional consultations, it helps but not to the end. ( lack of preperation from my site)I am in the process now to educate myself , as much as I can about 1031 exchange option.I want to be able to ask right questions during next expensive meeting with the lawyer orCPA.What I am looking for over her, for precious help....I am looking for recommendation of the websites which offer help with 1031,and this is their business,they do not require the client to be accredited investorthey provide the listing of properties for saleand what very important, they provide at least closely estimated analysisof the deal. ( price, rent amount, property taxes, other costs etc)After my investigations , I am the most interested in rural California,or Atlanta Georgia, or Charlotte North Carolina.During my searches I found website of type I am looking for, I think it was Atlanta,their listing was very limited, but provided this analyse.but I did not save it ( did not realized how preasure it was) and can not find it again.So please, if someone went through 1031 exchange process, please share the websideswhich helped to find the right property, even better if they manage rentals.My case is so pityful, so the cost to even higher limits is wort it.Thank you very much evaP.S:My expectations, with flexibilityTo have at least 600k from the saletake 120-150 k cash ( pay taxes on this amount)Invest in 2 sigle family housesTo have close to 2k cash flow from the rentpossible ?

My college buddy helped educate me on this opportunity and made it clear how it is a win-win for myself!

Aside from education and networking, are there any steps I should take to make sure the process goes smooth?

Mitigate risk of investing by education, knowledge of your market, and how to source good deals.

Education and data are available freely for anybody that wants to put in the time.   

I think I'd have to education myself on city planning in the area to justify an expectation of sharp rent increases. 

CheersMy (educated) 2cents 

I figured I can use the education from the courses, which is 75 hours here in NY.