You mentioned W-2 income as part of a way to save on taxes. 

Just want to mention that sometimes it works out better to raze an existing property down to like 2 studs and rebuild around it so that it still is classified as a remodel versus a complete new build. 

I have listened to plenty of podcasts and ready a number of books, but only a few mention purchasing yours first rental with a HELOC.

This is where I would focus, as these are the same attributes that attracted those responsible for the larger projects like the Bellweather District you mentioned in your initial post.With your budget I would recommend NW Philadelphia (Germantown and Mount Airy in particular).

After that, they sent a few messages mentioning they were working with a couple of probates and would get back to me.To date, I haven’t received anything, and my attempts to reach them have gone unanswered.

In Reno and metro areas, insurance companies primarily focus on roofs, the age of the building, wiring updates, and water pipes, as mentioned @Cameron Moore.

I don't know that @Dave Foster earlier mention worked...I'll let him chime in as the expert, but you can 1031 for less it just results in 'boot' which is taxable.

In my round-up note as we moved out, I mentioned that the ice maker in the fridge hadn't worked in many years and the model was known for issues so we just never replaced it. (8 year old fridge.) 

Avoid leading with a low offer or mentioning how long it’s been listed.

And let me not forget to mention, it’s MUCH more affordable.