You are going to end up out your money on this deal as soon as the bank discovers the note holder has moved and signed an agreement with you to sell.

serious buyers but also the property may not qualify for traditional financing.

The only way you can start skimming profits is when you have enough money in the bank to cover all emergency repairs which could be $15,000-$50,000.

But they have the affordable priced properties......in comparison to the top non affordable states in the union. its also forcing us local guys out to the Andersons and kokomos too because we cant compete with the large funds bank account.

Vs her current super-chill life, get's special discounts all over the place for being "too poor" and all the while can work cash jobs when wants extra, keeps her bank account low, plays the game to get here "free ride". 

If I finance the rebuild then the 1031 exchange presents some challenges (I will need to land a property that cash flows or breakeven so that I can get the loan for my rebuild, or banks will count that debt against me).

Before you decide to pull the trigger with any Bank/Lender make sure the they are well versed in DSCR guide lines and close more than a couple a month. 

I'm not sure if anyone knows anyone in Roanoke that would be willing to be the 2nd witness (we have one as he is visiting family) the bank and UPS said they cant use their employees to witness it. 

I still have clients buying in Vegas, but it's not as common due to cashflows being hard to come by with the traditional 25% down financing.  

We tell hosts all the time, it's more management and more money than traditional SFR.