How difficult is it to find quality tenants (i know they will be low income typically and have some issues but hopefully you know what i mean) and how long are properties vacant typically?

I also noticed your comment about having difficulty getting financing.  

Then you technically have nothing to lose and the banks wants to still see you have skin in the game.

It's certainly more likely that you'll get a response than a yellow letter, but I bet you'll need some thick skin for the responses you'll get.  

My experience: you need skin for this game.

Sec. 301.7508A-1(d)(1), the term “Affected Taxpayers” generally includes parties that may have difficulty meeting the 45-day identification or 180-day exchange deadlines for any of the following reasons: The relinquished property or the replacement property is located in Presidentially declared disaster area;A party to your transaction has their principal place of business located in a Presidentially declared disaster area.

I know it gets under people's skin to think they are paying for their tenants to go hog wild on heating and cooling, but in this area it seems fairly common for utilities to be linked together in a lot of properties I have seen.

If they have difficulty getting the coverage, PersonalUmbrella.com does both types of umbrellas. 

Thanks for the reply I think my difficulties would be the down payment in this situation plus tif the don't account for the rent income my W2 job wouldn't qualify for the size loan which is whee I'm stuck at trying to figure out any advice on this would there be a way VI's say a hard lender for the down on the FHA or any other options like mentioned before I'm still very new and learning a lot everyday on how to go about buying property's as an investment

I can tell you that I would never invest in a deal unless the lead investor had significant skin in the game.