But it is all about the ROI.

I definitely would be careful if you decide to consider them- he had all the right answers, until it was time to actually move forward.  

With the right project, you can pull out 100% of your equity when refinancing and "repeat" the process.The key is to buy low enough in an area that justifies an ARV that will allow you to pull out all of your cash at a ~70-75% LTV.

All the ones I've tried working with have not been great (three different ones), so I really can't recommend anyone.

Unfortunately, your accountant is right about this one.In a 1031 exchange, the goal is to roll over all the proceeds into the new property to defer the capital gains tax.

I have a partner, and he has gotten all of the paper work/licenses done, now we just have to actually get started. 

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It is best to know all names of all people.

You might be able to get a better yield by finding a value-add project or a BRRR type property, but the market rate stabilized is 4-6% probably.Just be careful of insurance right now, it's been going up and seems to have stabilized, but it's still all over the map depending on the specific property and who is doing the insurance.

I manage my own rentals and I also do all my own handyman/maintenance repairs.