Brokers it.Stay focused, and try to surround yourself with positive people.

https://www.biggerpockets.com/forums/552/topics/557953-negotiate-from-a-position-of-strength  

I’ve read the books, listened to the podcasts, watched the webinars, but we are now in a financial position and a stage of life to (in the words of Nike) “Just do it.”

No need to try to be deceptive, just tell everyone exactly what you're doing, be sure to have "and/or assigns" on the contract and make sure you are marketing your position in the contract, not the actual property.

I understand that you want it to cashflow positively, but how exactly do you look for deals?

The IRS position is that it is the taxpayer's responsibility to substantiate all deductions on the tax return.

In the meantime I am positioning myself by studying online to take and get my RE license, pursuing a managerial position w/Federal Civil Service to supplement my pension.

In Maryland it varies by county, after doing some research and talking to landlords, in some counties the eviction process is much simpler and they take the landlords side especially if you have a clear lease and can explain your position to the court.

Since the 1031 exchange is a federal statute it applies nationally and any good QI with a national foot print can help you out - including me  (may the Bigger Pocket community standard gods forgive me) :)Cash is king and you're in a great position.

I have heard all positive things about the three companies you mentioned.