Pad split is great but you need to be careful what cities you do it in cause it will bite you if done wrong 

Investors should therefore exercise significant care when choosing their Qualified Intermediary because of the critical role the company will play in the administration of their 1031 Exchange transaction.It is extremely important to note that 1031 Exchange Qualified Intermediaries are generally not required to be licensed, regulated, audited or otherwise monitored by any regulatory body.

Quote from @Christian Jones: Be careful.

My approach is when there is that much unreliable information, I either call it a day and walk since I have no idea what comes next or I negotiate to a super deal so that whatever I haven't been told can be taken care of.  

•Tenants demand prompt, high-quality service and without caring about cost •Vendors seek to earn as much compensation for their work as possible.Balancing these needs requires thoughtful stewardship, strong communication, and a commitment to fairness.

., Memphis TN 38109 38128 is good for rentals.  38109 you have to be careful where.  

It won't matter if they hire an attorney to fight it, because the databases that report evictions only care about whether or not an eviction was filed. 

It allows us to be picky on who we rent to and pass on those who would seem to be PITA or a risk for not taking care of the place.

I think if the end result is affordable housing people need to be invested in their own housing otherwise a good percentage of the beneficiaries of your program won't care.  

But still.......it takes a lot of $$ to take care of any animals, let alone 13 dogs.