We are set to head back to Kyoto in a few months to start prepping the property ready for guests.

However, I just answered my own question right after I posted, so I really want to delete my post so when I look back in 5 years I won't hit myself in the head for not figuring it out before posting. :)

So yes I see this trend and its common, there will always be the haves and have nots and those that are in way over their head. 

I felt I had a good head start since I was already a real estate agent and was very comfortable with finding comps and figuring out the ARV.

I got her money back of course, I learned that being the nice guy (which I am known for) has to protect their clients interest at all costs and you have to really use your head and figure out how to get it done while staying the nice guy.  

@Patrik KusekYou hit the nail on the head...

Due to 21 and 22s boom in MTR/STRs in Eado/Third Ward, this was flashing all types of crashing signs and you dove head in first. 

It gives you a very quick head start on live deals.

Once you have done 100-200 deals you can really estimate in you head when you see a deal, so that 100 turns to 5 good ones within minutes and then 1 to get under contact with you to put an offer in. 

. **1031 Exchange:** Just a heads-up—1031 exchanges allow you to defer capital gains taxes when you sell a property and reinvest the proceeds into a "like-kind" property.