For the areas of interest (you are local so I'll say suburbs west of City Line Avenue) there are few and far between -and- have many investors sitting on large sums of cash to jump on anything that comes up (where I would be navigating a reverse 1031.) 

I would sit tight and save some more.

It's been six days and the money still shows as sitting in escrow.

I furnished the other unit and am sitting on it until July when the STR lottery opens. 

I’d recommend setting an appointment with a local lender, sitting down and going over the loan, and your options with him/her. 

You need someone to sit down and evaluate the entity from that standpoint, not just as it relates to income from the property after you got married (and Congrats on the recent wedding!)

Properties are sitting on market for a bit longer now that supply is slowly creeping back up. 50 days isn't too terrible compared to the greater PHX area. 

Now, don't get me wrong...I hear exactly what you are saying but then again isn't that really just to weed those that just want another course to sit on their shelf and point to and say...that doesn't work?

I'm sure you'll recall the numerous back and forth emails you and I had, following your many emails to our employees.

There is a saying "if you've been sitting at the poker table for more than 15 minutes and you don't know who the patsy is...then you're the patsy".