My state has a specific law about "contractor fraud".

Beverly can you be more specific on what kind of messages does it send the tenants?

And my #1 issue is I don't see any actions to address this in a meaningful, market specific manner. 

Any luck on motivating realtors in the area to actually get operating expenses/lease agreements for Jackson County specifically George?

Your specific variable expense assumptions are wrong, BUT you stumbled into them being correct overall.Also, you are approaching this correctly - entering in the numbers to generate a purchase price that meets your metrics:)

I would think that a property manager would be able to assess your specific unit, be able to determine what market rate is for the local area and the quality of the unit, what the market rate rate is for your specific unit, to suggest what your unit could rent for based on some improvements and have a sense of what rent increase would be tolerable by the tenants. 

Happy to connect if you have any specific questions you are looking to get answered or just want a general run down of the investing landscape here.

Posting this here in hopes that other sub to 'sellers' see this and take action against these predators. ”getting it out of this sub to agreement that is probably not enforceable in most jurisdictions”“It is fairly easy to prove that the sleazy and less experienced sub to people had ill intent”Can you sight specific legal cases that back up the above assertions?  

Once they exercise seller financing, the property is sold and all 1031 rules apply. 1031 has specific timelines.

An investor is going to want to have a specific date they can get their money out of the deal.