The steps are illustrated below.By utilizing this method, if something does not pan out with one or more of the replacement properties, we still have ample time to locate, put under contract, and validate (due diligence) another property within the 45-day identification period.Movement of FundsA regular question I receive is if a 1031 exchange agent is required.

all valid. 

I'm not even going to validate your bogus strategies with a counter.

Valid points all. 

Borrower was in default but had to go through quiet title process since the mortgage was not valid since it was recorded prior.

What will gas prices be doing?

While it's true that the points raised  by the OP are valid, many of the issues listed can be avoided.

The Seller guarantees that the property will be clean and unoccupied within 14 days of the valid offer.

I believe the best thing you can do if this situation occurs to you and your appraisal comes in lower than expected is to be prepared with valid comps of your own to make the case against the lower valuation.

One guide on contracts is that if everything is to the advantage of one side, then the contract isn't valid, and may be overturned in court.