There have been several Warren Buffett references in these posts, but I don't think this one has been mentioned (forgive me if I missed it), but I read a phenomenal biography "The Snowball" during the recent stock market crash and the best advice I gained from it was to buy when there is "blood on the streets."  

There are several volume rehabbers in your area that work on thinner margins.  

As Rothchilds say, invest when there is blood in the street.

They look great on paper but I've heard one too many horror stories of investors having financial blood baths on these lower end properties.

We don't do a double escrow, because we don't squeeze the life blood out of deals, so I have no issue with my investor buyer knowing what our wholesale fee is.  

You might be able to do the deal even thinner if you're willing to cut your profit.  

I do believe it is "doable" and you will still make a profit, but it could be much thinner margins than you currently have.  

You can use an attorney experienced in 1031 exchanges if they are an unrelated party to you by business or blood relationship.  

I noticed in one of your earlier posts, you  mentioned using engineered hardwood, I have those in my home and I would never use it in a rental as from my experience they scratch and chip much easier as the wood is a lot thinner and you cannot refinish them when needed.

This is just the kind of location I'm hoping to find, as Summerlin itself is probably a little rich for my blood for a first rental.