One strategy that has consistently brought me success is seller carry financing and creative deal structuring.

Make sure that the first sentence is clear in saying it is a furnished unit that will take 30 day stays.

(There's obviously paperwork and structure and closings, but that's the gist.)Also, it doesn't have to be either/or.

I'm not an attorney or tax professional, it's always best to chat with your attorney about business structure and strategy.

It's fairly rare to have a structure that varies on the amounts like that. 4-5% is reasonable. 

If you have sat in on Ari Newman's "How to Use the Financial Calculator to Structure Better Deals" training session, what feedback can you provide?

If my assumptions in question G above are correct, I would try to create a structure or scenario where I can maintain the 1031 replacement property as a rental and leverage its value or equity to be able to get a primary residence property.

It was a sales contract with, after 9 legal pages of irrelevant information, had a couple sentences added about her commission.I rejected the document, and asked her to provide me with a Property Management Agreement.She then sent me a "Confirmation of Agency Status" one page contract.

Would love to hear how you went ahead and structured this. 

No matter how well you plan, there will always be unforeseen issues – from hidden structural problems to unexpected repair costs, or project delays.