We are in a historically unusual time where the increase in credit and lending has pumped up prices.

The best way to deal with these things is to create policies you go by and will only bend under extreme circumstances (this is true for almost everything business, as The E-Myth discusses very well).

Now I am at the stage of negotiating a repair credit on the upleg and then removing contingencies.I know this is an unusual request but is there anyone who is experienced with 1031 that I could hire to make sure I do this right any my friend doesn't misguide me and mess this up?

Very unusual circumstances I think. 

The largest city on the Coast, Coos Bay/North Bend combine for a population of less than 25k.

If the units are unusually large I might bump that up a bit.

The apartments were going to need new carpets (the old ones were very dirty and worn, which is not unusual), painting throughout, and a thorough cleaning. 

I’ve seen this before and so many people just bend to their will.

We do one month rent for security deposit. 1.5 months would be very unusual where I am.

Sometimes Airbnb guests find it unusual, so you may lose some potential bookings with the requirement.