If you do cash for keys, how much do you typically offer and do you scale down as the time frame gets pushed out? 

you buy @jscott  book on rehab   many rave about how accurate it is and helpful. that's an inexpensive way to get some in depth actionable advice.

Whatever it is, be quick as that 45 day timeframe flies by. 

The rehab was pretty easy and inexpensive, just many many hours of time in. 

The refi isn’t possible to do for 12 months because of regulations and that’s not going to work with the time frame I’m on. 

@Eddie SorrellIf those market rent #'s are correct, I would clearly explain this to them, and then recommend that you offer to do some minor upgrades to the units for those existing tenants.Put up a fresh coat of paint on the walls, pay for carpet cleaning (if there are carpets), do minimal upgrades to the lighting fixtures, and maybe even throwing in some USB outlets -all relatively inexpensive upgrades to your units that will help force appreciate the rent, even if they decide not to stay. 

The ability to find appropriate replacement property in the short 1031 time frames. 

Seller paid fees from violations at closing and I was given a 3 month time-frame to correct the violations.

I can buy reasonably inexpensively plus I make a profit from their negligence.

Michael, one thing to keep in mind is that while very inexpensive houses can look like cash flow kings on paper, the reality is that they are inexpensive for a reason.