Always down for a coffee and to talk real estate.On the mentor thing I think you'll find that will come more organically as you get rolling.

I asked for a rent roll and actual financial details. 

My understanding is that house rules in Alaska can be updated and changed at any time for the benefit of the living environment, however I'd like to roll them out in a smart and friendly way that gets tenant buy-in and don't want to have to change them constantly to try and keep up with the infractions......  

The way I would approach this is:-Ask your agent to find out if this is a legal 4 Family-Ask agent to confirm whether the current tenants are paying rent (rent roll serves as proof). 

If not, we roll into Phase Two, a much larger part of the development and a perhaps a much longer wait for my cash.

Option A: It won't be necessary for buyers to pay their agent "out of their pocket" per se, because lenders are already working on loan products for buyers to roll that commission into the loan.

I typically like to have at least a rolling 6 months of cash reserves on hand for those surprise costs: capex, vacancy, etc. 

I love their paints - thick, roll on easy with no spatter, and better prices than Sherwin Williams - and they keep files on all my properties so they can tell me when we last painted X house.

Question: Can you take the money spent on capital improvements and cash that out ( probably not ) or roll that over to the basis on the 1031 (in case you convert back to a primary) ?

If you have a rental for several years, then sell it and buy another, you can roll the gains from the first sale into the second property.