Hi @James Defazio, The issue that you pointed out regarding the Reverse 1031 Exchange transaction is always one of the complications when trying to implement a Reverse 1031 Exchange.You can absolutely make an offer, enter into a contract and begin going through the closing process – as long as you do not actually close – on your Replacement Property.

I don't have a lot of cash on hand so ill be studying low or no money down approach and do my best to implement it.

As they say, the man with the money makes all the rules.You can have an addendum asking that the landlord implement a month-to-month lease agreement approved by buyer or deliver  the properties vacant.In CA, you can request an estoppel, which is an alternative to a lease agreement.

So now I'm ready with so much education I've acquired over the last year and am just a bit nervous about implementing it.

For some reason I feel like Google Voice is going to be a good tool to use but I just haven't figured out how I want to implement it.

"Applied Accurate Knowledge is Power"You can have knowledge that is incorrect, correct knowledge that you never implement, or a combination of the two.

If you don’t know Saint Paul just passed a 3% rent cap and Minneapolis passed it so the local government can implement a rent control in the future.

The flood plain changed after Harvey, it may never have been in a flood plane until atlas 14 was implemented 

I will also link an article that implements steps to get started. 

Are you looking at getting into flipping properties, or implementing the BRRR strategy, picking up rentals for your portfolio?