My buyer was charged $4,000 by a company to try and get them a loan when it was pretty obvious they weren't normally qualified.  

My understanding is the cost goes from roughly $1,200 for a normal 1031 to about $5-8K for a reverse 1031.  

Investors normally get there payments on time, most of the tenants stay for long periods of time because if they move it is a hassle for them, and since section 8 requires that the property stay in certain condition it will help keep the maintenance costs down. 

Sometimes the items are not a deficiency but merely a recommended alternative way to complete something and those can normally be talked away without even making them into the report.

They know there's enough pie for everyone.

Wait until the move-out date and confirm she's gone, then handle turnover like normal.

In a lot of the Sherrif sale states you simply need a deposit to bid and then you will have a normal or basically normal settlement once the judge approves the sale..

Normally around 25% downpayment.

If you don't actually replace the damaged property, the insurer will normally only pay you the "actual cash value," i.e., the depreciated value of the property.

Normally, as @Jaycee Greene suggests, you make a management fee plus a split of cashflow with investors (oversimplified explanation).