Hi Chad, @Denver McClure and I are working with a client on a 1035 scenario right now and it is an easy process.

Most reverse exchanges are done with cash from the client or a private loan of some sort from an individual or a portfolio bank.When your old property sells you will have that cash in your account to purchase the new property. 

This post does not create a CPA-Client relationship.

A lot of my clients buying in FL are happy with minimal return but are buying for second homes, tax benefits, etc.I would stick with value add - with refi you can still achieve high CoC and a good equity position. 

They also have a fiduciary responsibility to their client, in this case the seller.

When you have a client that needs management, you refer them to your preferred PM for a fee.

I’ve had some success steering clients toward portfolio lenders who can offer more flexibility than the big banks.Another thought: have you considered diversifying into asset classes that might generate better cash flow even in today’s environment?

It spreads their risk.In regard to market, there's a couple of different approaches my clients take:1.)

When Im getting into mid October to mid November....I typically recommend to my clients to pull the property off the market, and relist around Feb 15th for townhomes and single families, nd possibly as early as Jan 15th for condos.

And I can recall only once that a title company released earnest money to the Buyer without requiring the mutual release - worked out in my Buyer client's favor so I didn't complain.