In that case it would not be an appropriate replacement property for your 1031.But what I see you describing is really just a NNN lease of the new property with an added component of the rent to own deal. 

@Robert BurnsFew thoughts, yes the majority of the inquiries and interest that you are going to get are from ppl strictly looking for a rental. 

page=1 http://www.tax-rates.org/taxtables/property-tax-by-stateThese are not the major determining factors of choosing my market, but important ones.

I'm having a major issue with them and what they "teach."

It costs more than that to setup an LLC in the vast majority of states + you have to deal with the complications getting a mortgage (often at a higher interest rate). 

If anyone has a way through please show me.A major question is how can I get this to work with a VA loan?

I imagine in the summer and winter most weekends will be booked along with major holidays in between, but do you get any action in the off season?

Or something like a major employer closing up shop. 

Area is important, however if your buying out of state the most important component is your team!

So even if the majority of the crimes in an area come from only a couple neighborhoods, the entire area's crime rate looks bad.