Will have cosmetic rehab complete in less than 45 days How did you find this deal and how did you negotiate it?

I would recommend seeing the eviction through to completion and using it as leverage to recuperate as much from the tenant as possible. 

I am starting a total renovation. Gutted main floor and new construction second floor for added sqft. Should this comp as new construction or remodel? New drywall, mechanicals, windows, electrical, roof, siding- essen...

Quote from @Jim Bryant: So, here's how it turned out:He showed up completely unprepared to back up any of his claims. 

It can take a year or more to complete an ADU.

I completely agree with @Jay Hinrichs.

For a regular 1031 you will find a range of prices from 900 ish to 1500 ish for a complete exchange. 

I completely agree with you Steph! 

But to put that in comparison, my portfolio of single / multi-family rentals is doing 23% cash on cash return - and I have COMPLETE control of it.  

Most turnkey companies proforma does not tell the complete story and that is why is called "PROFORMA" OR "PROJECTION", they don't account for the true vacancy, leasing fees, holding costs, and Headache factors that come with a Class C and D properties and neighborhoods.Hopefully, they can help you get to 100% occupancy and sell the property so that you can re-invest in a better neighborhood and relatively newer property like 2020 or newer if is possible in that market, or just go to another market you understand better or have some kind of connection with.All the best and keep us posted on your progress.