Right now, I am looking to just buy and hold but I would not be opposed to selling and upgrading to a larger place with more units in the future so that 1031 seems like the logical option to keep the profits and roll them into a new purchase.  

Tell him to stick to the books, and get yourself someone who won't judge your motives, or the logic of your actions.  

But, logically, that doesn't make sense.

I do not agree with jumping in without making logical decisions with another good and trusted pair of eyes to say "hey you missed this or those numbers are on the mark."

I suppose that is the most logically way.

Management Services - Logical Property Management (logicalpm.com)

I've never heard of this, and it doesn't really make much sense.In fact, I can't think of too many REOs that I've purchased where my first offer was accepted, and given this logic, I never would have been able to purchase them.

His system & logic make the most sense.  

CA is a disclosure state so most data is readily available, but I see no logic behind excluding MLS HUD1s, if they'll be favorable to you (just be sure they will be before you push for that)We had completely renovated our house in the year since we bought it and wanted an appraisal about 40% higher than our purchase price...I provided two pages of intricate detail about the improvements, and that seemed to help.  

The only logical solution I see at this point is to hire a property manager as I start getting a few paid off.