Basically I am wondering what is the best option for me.

This is basically a problem in dealing with small to mid size properties that individual investors may purchase.  

Also check out Albany Park, there are some cheapish 4 units and the rents here get very high once do some basic updates. 4s can actually get over 1% rule once factor in the ARV rents.

I've got a basic landing page for intake of property details that's linked via a QR code on my card and signs. 3.

Earlier this summer, I attended a workshop at my parents' real estate office where they usually teach the basics of owning rental properties. 

Basically I lock it up and have to buy it.2.

That is the basic run down, I would suggest syncing up with a real estate knowledge accountant for your specific situation! 

[5]      When I read your post it looks like you want to possibly construct something, that may be a higher risk situation compared to purchasing something that is already there.[6]      How much money do you have to throw at this; Are you basically empty pockets or do you have a cash fund set aside for this?

There are several basic rules for a 1031 for identifying properties, timelines, and uses. 

Trust your gut - if basics aren’t shared, it’s a pass.