However, the fees associated with an Improvement 1031 Exchange (also referred to as a Build-To-Suit 1031 Exchange or Construction 1031 Exchange) would not justify doing so for only $10K. 

Keep an eye out for an airbnb possibility - mother-in-law suite, etc. if you live in a conducive area. 

Months later, on Easter morning he showed up on our doorstep wearing a suit and tie and gave us a touching Easter card.

I won't accept the rent without it, and if they refuse, then I follow suite with a failure to pay eviction. 

If you can spend more time, more money and get massive results then you should follow these.Create a website must be PROFESSIONAL have a blog and get someone to write for you add at least 2 posts a monthBrand yourself or your company and give some value it could be FREE EBOOK, VIDEO ADVICE, TIPS, or anythingReach to people as much as possible (STOP THINKING ABOUT LEADS FOR A WHILE) connect with more people show your interest share valuable stuff.Try to use Facebook, twitter, instagram, as well as linkedin gain good number of followers and audience share interesting thingsBuild an email list within your niche that could help you to connect with more business people and investors who trust you.

They simply see exactly what you described - inexperienced land owners with good fortune.If  you keep looking you may find a relationship that suits both of you. 

When I discuss this with clients I try to make sure its suitable because not everyone is suited to do it.

This will help us make suggestions that suit your needs.For example, are you looking for agents to source deals to you, or to help you assess deals, or to manage properties you've already acquired?

Yes, and yes, as long it is the first mtg foreclosing and they named/served the second in the suit, which they do 99% of the time.

Then there is still a chance of getting dragged into a suit.