As long as the property meets the like/kind rules, it can be located anywhere.1031's are fairly simple to execute but must meet the strict deadlines for the IRS to recognize them.

Anyone with bad intentions who recognizes what a lockbox is will know that with a decent size hammer they can break it open and get a key.

Finding a Broker to work with -(see answer to question 3) Whether you go with a local brokerage or a nationally recognized brokerage, it depends on what is going to fit you best.

I'm not saying that's bad but recognize what it is.

Up to that point I had believed that if I kept my head down, working 50 hour weeks, constantly pushing my work load and taking on more and more responsibility that I would be recognized for a position in Land Development. 

The bank, progressive animals that they are, wouldn't recognize the additional SF of the ADU's because they weren't physically connected to the main house.

I should have recognized it earlier, and switched to multifamily earlier.

It just came down to when I wanted to recognize that income.

Utah (and 10 other states) recognize a Series LLC which allows you to hold multiple properties in a single LLC with the same protections as having each property in its own entity.One thing to consider is leverage.  

You need to review a lot of tri & quad plexes before you can start recognizing good cashflow.