If my offer is close to the "top offer," but I do not have a Buyer's agent, the Listing agent should lobby for my offer, because the Seller actually Nets MORE money.And I respectfully disagree with the concept that a Buyer's agent is "free" to me as the Buyer.

We received two offers of $2.3MM and $2.6MM, respectively.

She gave me a lecture on how to hold a courteous and respectful conversation and warned me that if I did not be quiet and let her talk she would hang up on me and I would have to call back and talk to someone else.

Another issue with respect to the source of the down payment is that while you can use gifted funds to purchase a primary residence with a conventional loan, you cannot use gifted funds as the down payment on an investment property with a conventional loan, to the best of my knowledge. 

Respectfully to Irina, not sure I understand what you mean that you only have to tell your client and not a buyer? 

No one visits in 120 degree weather without a pool.Can you get some comps from local property managers (similar homes, pool or no pool, and what their respective gross rents are?). 

When the dust settles each LLC will own x% of the new property as a completion of it's respective exchange.  

Anthony,I respectfully disagree.

It also allows you the time to find a "good" tenant that respects the value of your property and will gladly pay market rent. 

With respect to neighborhoods, I'd love to catch up with you on particular areas we should be considering.