Significant and sustained population growth leads to demand exceeding current supply, causing prices to rise until there's a rough balance between sellers and buyers.

The purpose of my phone call was in regards to their "Turn Key Section 8 Program" which promises 30-35% Cash on Cash returns.

This also leads to the reviews based on my criteria and setup, not the previous owners. 

The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.

We wouldn't be looking to start this project until the spring so I'm giving myself a lot of lead since I am a newbie. 

You're still considered US citizen for qualification purposes not a foreign national.

Turned a single family house that was poorly marketed but in a great area of my city, listed mid-winter where there's less competition, into a duplex for all intensive purposes and used airbnb to rent out rooms.

I only hope my own posts recounting what my hyperlocal experiences have been like here in Pittsburgh, the self-styled "Paris of Appalachia," do not in any way encourage people to follow the OP's lead.

In my experience, a suit for specific enforcement of a real estate purchase contract is not particularly complex or fact intensive that would lead to extensive time needed for discovery. 

Looking to make new connections here.Are you looking for local community banking for lending and real estate related purposes or for personal checking and savings accounts?