The issue is that my area Tampa Florida has a lot of fails when a mom and pop venture is the way they go. 

Once the identification period has ended, there's no going back to find another replacement property not already listed on the form and the result will be a failed exchange.

If you can't, you will fail. 

They promised me a 1031, they have never failed one out of 1000 houses, blah blah - I have this in writing.

If all else fails, resort to "happy wife happy life".

As a private lender for years, I've seen many flippers use unlicensed workers and fail to pull permits.

What the community fails to realize is they are merely increasing the cost of housing in a neighborhood where there's already immense demand.

Admittedly, I failed on that last part but getting better!

The lender explained that the standard carve-outs include committing criminal activities on the property, failing to pay property tax and failing to purchase insurance for the property.

With so many resources available, 100% financing programs, down payment assistance programs, urban development programs, places where sellers are begging you to buy their homes, and platforms like this for free training and guidance why do so many people who want to get in REI fail to actually get their first home under contract.