I’m hoping to do these things myself without outsourcing help to keep out of pocket costs down.  

Even more are evicted informally.My company manages 400 rentals, and we evict less than 1% per year.How do you measure up?

Networking helps, having cash when deals come up.

We don't allow access to our garage as we have a lot of stuff for the house stored there, but having some cool game area in there or more storage would be nice.

This makes is more passive in most cases.You can also privately lend on RE deals.

Reverse exchanges are much more expensive and complicated than a standard exchange.  

Rents can be 2-4 times more.

If i can help at all, let me know!

Only some pockets of the beach are continuing to grow or more desirable than the majority of the market. 

@Ryan Paltridge I have helped 3 BiggerPockets investors buy 4 STRs in Scottsdale in the last 12 months.My recommendation would be to concentrate on zip codes in popular locations that also have more non-HOA options.These would be 85251, 85250, 85257 for options near Old Town.