That's not to say there aren't wholesalers here in Oklahoma, you'll just need to learn the rules to play

I prefer St Croix its bigger, more residential , more affordable, less mass tourism.http://ltg.gov.vi/recorder-of-deeds.html

If you're not willing to work 7 days a week, work when others are out playing in the sun, forget it.

They likely also did not understand that ODC’s new business plan is still heavily dependent on significant rate cuts and rising rents; two things I believe are unlikely to occur. seems to me the play right now is to join in on the syndication that are raising this pref equity and jumping in front of the original investors.. maybe for you its like a stock market straddle play invest in the pref equity fund to offset your loss's you may incur in the original offering ( if in fact there will be any)..

If he wants to retire I would definitely play up the continued monthly income side....You might also be able to get him to see that a lower interest rate protects him from a refinance out. 

Decided to play it safe as it was my first deal and had to overcome the fear.

So understand that while you can get a good deal, you are accepting a lot of risk by 'playing the game'.Finally - know that just because an auction lists a price - that is seldom the price something will sell for.  

The problem I see is the masses have not understood the advantage of purchasing a duplex.As far a Lennar is considered an entry level builder, I don't see that their neighborhoods in general have very good price appreciation, unless they are in a unique area where the location is exceptional.I think that prices are falling, and that you should be able to find a deal, the I-35 Corridor from  San Antonio to Austin is a very hot area.Here is an example of a property that was listed for $342,000, and the list price is down to $300,000, with a price drop of $20,000 on 7/29. 1261 Stone Rim Loop, Buda, Texas 78610, If you need any comps or info, just let me know, I'm a licensed Broker in Texas, and I have MLS access across the state.Also, I'm not sure if you know, but you can split your 1031 exchange and purchase multiple properties instead of just 1 property. 

There are numerous factors at play and your real estate tax professional is best positioned to opine on that.

It might not hurt to consider playing long-ball with them for now.