While this is a real estate forum, personally I do not see buying real estate right now a great investment.

Quote from @Jerryll Noorden:MAYYYYBE  interconnect 400 super comuters together and feed it every single piece of data on this planet and construct a real life emulator/simulater with every person's artifical character on that simulation where every user has inputter their life's journey...

They don't reflect on personal credit. 

Talk with your tax person or a 1031 Intermediary.  1031 must be land to land. 

I do recommend a cap and you can also have thermostats with upper and lower limits so one person can't set it to 80,  put those limits in the lease. 

However, he (you) should keep it "clean" and not also use it for personal reasons.

There's a ton of information available on these forums if you're ever unsure about anything, take a look around, chances are another person has encountered the same issues and share their experiences on here.

or do you have personal experience with any ? 

I am located in Jax Florida and use my realtor license for personal deals and occasionally help others. 

But it comes down to if you want to personally get down and dirty to learn the work or if you want to delegate to a third party.