The average real estate agent does not commercial experience, you want someone that sells commercial properties regularly not someone that sell house to homeowners.

If I was inexperienced it would be about 60$/sqft... usually rehabs are 50-75$/sqft, this means full gut rehabs or just regular rehabs.

I was pre-approved before I shopped around and I was in regular contact with my lender.

How do you charge for the regular watering that it will require until established?

When I got my first Airbnb going I just put short term rental insurance through my regular home owners insurance.

But a reverse improvement exchange will run you $4000 - $5000 more than a regular exchange.  

It should be between a certain amount however over time it will drop and you have to refill, if it drops very regularly however you may have to replace

Matthew, I suggest you just open regular IRA at Vanguard and invest into one of their index funds, maximize your contributions for the next few years and once you have a sizable amount then you can reconsider SD IRA.  

Also when you track it on a regular basis you can see how long something is sitting and track any price changes as they are happening.

Just regular due diligence?