We both lost out to someone that was willing to give the Seller almost the price they were asking because they were doing a 1031 exchange were they had a substantial amount of cash and they liked the property location.This similar scenario has played out for me several times over the last few years because the market was so hot.

I can't do a 1031 exchange since all the ones I am looking at after this are sub 200k purchase prices.

There are still details to keep in mind that I rarely see addressed in stock operating agreements.

Speak to your attorney but the lease is most likely invalid because there was nothing exchanged. as mentioned i typically either get deposit and security at signing or have language in lease the lease is not valid until that term is met.I would send a lettter noting we have not heard from you and are canceling the agreement.

After well over 1000 houses it’s proved it’s worth.BUT if you think sugar coating will work sprinkle sugar all over the conversation. certainly nicey nice communication and unabashed laughter will get you elected but it won’t buy many houses. our product is money and we best not forget that. there’s a power exchange happening in every conversation and the one who blinks first fails unless winning isn’t important.  

I have an IRA/SDIRA and stocks/bonds increase in value, the balance goes up each year (minus the mandatory SEPP payments) correct?

Maybe put some of that into a money market account or the stock market, so if an HVAC does go out in 2 months you can pull out $4-8k to replace it (depending on size, location, etc). 

and would like to do a 1031 exchange to avoid cap gains taxes. 

Some call the stock market a representation of human sentiment in real time, and I imagine the real estate market is not too different.

I have a 1031 exchange coming up soon that I can leverage into $900K+ for one or more properties.