Also, if you don't find the right meetup for investors with what you're looking for that would actually be a huge advantage because it gives you the chance to start the meetup.

Do you have any actual experience with this?  

Most of them I've seen marketed are way over-priced and I'd be curious to see how well the were rehabbed and how long the tenants stay and how long the properties actually perform. 

Until anything actually happens its all speculation your right on that.

What flies in PHX is not the same as in Birmingham or LA.Start with your actual 1031 reinvestment requirements and build the strategy from there.

I have actually lost money in my first year but keep in mind it is a tough rental market here and we do not have massive amounts of tourists, especially in February when it is 30 degrees below zero. 

Again, all the other strategies work just fine but nothing will provide market knowledge like actually visiting the market often a few days at a time.

@BJ Ralphs You're missing a wholesaler who finds actual deals lol

One of the units is a 4bd and im concerned that although the rent for those are huge, that no one will actually rent that unit. 

If they have been doing showings for you (going to actual properties and touring for you), it would be somewhat rude to dump them for a different agent.For the last 3 houses that I bought, I have not used a buyer's agent.