@Drew Mullin - YES, many of my properties come from the MLS (still occasional deals there).

Like others have said, I go cheaper on dishes etc. since those things break easily and need many replacements.  

You just have to go out and meet with a lot of people/tax pros to find someone who;-Communicates/Occasionally returns your emails-Understands your strategy-Completes your return before 10pm on the due date. 

I had a few rentals that I owned with a partner (just sold) and do occasional mailings for cash purchases.

Also I am not sure of the rules about you 1031ing into a property you plan to use, even occasionally. 

Driving or flying occasionally helps, but you can also rely on trusted local contractors and property managers for inspections and rehab oversight.

Ate my way thru Italy, trying as many dishes as possible.

These rehabs are still showing up occasionally but they are sitting on the market here.

Happy to share what I look for as a note buyer too, if that’s helpful for others.Although my expertise is commercial mortgage notes - I occasionally invest in a residential note. 

A good lease is a pre-printed form, widely circulated and tested in court thousands of time and occasionally revised.