I provided a free rent back for 2 weeks so the seller could get her funds and relocate.

Gas-meter-gas provider.  

In this case I would like to see some evidence that steps have been taken about the 401k.

@Sung Yu You can 1031 exchange your fourplex into a single-family home, provided it’s initially used as an investment property (rented for 1–2 years) to meet IRS requirements.

There, we can provide you with the necessary information in order to list your property."

Do they provide exclusive leads, or are they shared among multiple investors?

However, we have a higher end market so it always struck me as strange that we'd only provide such a small amount since it doesn't cost that much more to provide more.

If it pays for itself, it provides you with a "free" place to live during the off-season.

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

I told her that I need proof of liquid funds sufficient to cover 25% of the purchase price and to provide proof of that.