Or they'll price certain products at a loss *all the time* to get customers in the store to buy additional items.

Otherwise, you could look into non-conventional loan options (outside of Fannie/Freddie) that allow for less than 20%, such as local credit unions.As for your numbers, you're missing a few important components; the big items would be maintenance, CapEx, and utilities (water/sewer/trash) for a 4-plex.

If they put the house back on the market and it sells for the same or more, they cant really claim the Earnest money except maybe the carrying cost for the extra time.

There's a probate process for the tenants items.  

The other items are SIGNIFICANTLY more important.  

They have a free version that includes some of those items. 

When you bought the property in the 1031 your basis in the old property was carried forward into the new property and it would have been allocated between land (not depreciable) and building (depreciable) by your accountant. 

@Dave FosterThanks Dave, that is making sense.For my own knowledge, what if your looking at buying 2 independent buildings under one purchase/seller/closing, that can qualify as one line item on your identification page or you need to identify them separately? 

You can start to get into hyper technical strategies which are more what I'd call an owner carrying back a lease option or taking a deal down; subject to these types of strategies the risk element goes up especially on sub 2 deals.

Secondly, in this type of market, it's best to get the owner to carry.