If you are going to try it anyway, you need to get in a low competition slot.

I can imagine a complicated mechanism that would produce an arguably valid 1031 strategy...but it almost certainly would create more problems than it solves.  

There's not much at that price range that would produce cash flow or change your position much.

Plus you never know when you might need to produce your financial portfolio to someone for a loan or for someone to even purchase.

I want 2.5%” The truth is that the rule changes are not going to produce the “desired effect” of limiting commissions or making home buying more affordable.

The key to me was to create a "calendar" with all of my available slots, look at who is going that I would conceivably work with, and then reach out to them to schedule a chat prior to leaving for the conference.

Others it is not and they don't just take anyone these brokerages would be looking for experience and top producers. these tend to be commercial in nature or luxury. 

And saying you will send an LOI without having any pro-forma information is probably producing an eye roll and a push of the delete button.

It increases the liability risk, it increases wear-and-tear, the tenant is using your property to produce an income, the extra traffic could impact their community, they may be operating in violation of the law, and more.If I caught someone doing that, I send them an immediate cease-and-desist.

It's very different than calling "distressed landlords" who gets TONS of cold-calls because they have an income-producing property.