I have already sold by owner and am well aware of 1031.

Sounds worth it for the programs to use for my own deals but not sure if it works as well as it says.

U need to talk to a local that does septic systems  just like a good well driller they will know the areas generally that are a problem..

The properties are well located in Denver with value add potential and all rents are currently well below market. 

People try to say "Well it's technically a service dog, but..." 

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

Outside of Tampa Saint Petersburg, Clearwater and New Port Richie are all good as well. 

However, a different niche such as insurance placements, might very well be in the 70%~ occupancy level but the rents are going to be so much higher that the occupancy rate (comparatively speaking) is irrelevant.

I have his cell as well. 

As luck would have it, his business had grown significantly, and he was now more eager than ever to acquire the land.He made me an offer 12 times higher than his original one—and well above market value.