And when debt is most successfully used, it will make you grovel first and ask questions later.When you lie down with dogs you get up with fleas.Just because "everybody else is doing it" doesn't mean your a$$ is going to sting any less from the beating you will receive along with everyone else when the times comes.God preserves fools and drunks, but he hates cheaters.

Furthermore, @Ryan E. nailed it with the VA loan.

They are currently fighting tooth and nail with the lender to use the last appraisal (the appraiser is an accepted on for the lender) in an effort to keep the deal alive.Just tossing out my opinion from the other side of the table with a low appraisal.

I’m looking into builders in the Atlanta area to start nailing down costs of options. 

Old contractor proverb:  the worker with only a hammer sees the world as a nail.  

We own some in Bend and I’d agree you hit the nail on the head with cleaning staff and turn over being a challenge.  

But the short answer is there likely is a way to meet you objectives while completing a 1031 exchange which also preserves your option in the future to continue to exchange real estate.  

As it pertains to Shiloh's thread, they play a huge roll into how we react to conflict and uncertainty when markets turn or things don't go our way in general. steve you nailed it..

Under Use of Premises it states: "Tenant shall comply with any and all laws, ordinances, rules and orders of any and all governmental or quasi-governmental authorities affecting the cleanliness, use, occupancy and preservation of the Premises"So I at least I can start the eviction process if I find evidence, though I don't really want to go through that as I'm also trying to sell the house. 

To preserve cash I would look for deals that let you execute the BRRRR strategy and refinance after repairs to get your money out and do it again.