When I worked with a friend in a similar situation, they ended up splitting the difference by moving forward with the 1031 for just one property instead of two.

Hi, I know someone who can do it in a daily basis.

Yes, because Private Money infers that you are in a negotiable deal where your project can be outside the box and you can negotiate unique terms with a private individual - that - or a big box lender with strict rules and guidelines. 

Plus, you will gain more equity in a shorter amount of time.

You want to consider the quality of tenants you get and being in a central area means people can get to their jobs / school conveniently.

That’s what I’m talking about.. having people on the ground who know their turf and can spot trouble before it smacks you in the face.From what I’ve heard, outfits like Northwest Preferred Property Management or Umbrella Properties in Eugene aren’t just running the numbers.. they’ve seen the weird mid-season repairs and the tenant personalities you’ll never read about in a textbook.

I'm in a small town with nobody to really network with on a regular basis.

In most states they must be published in a local paper which all are online.

So you're in a strong position. 

So creating all these funky financials is great, but if you are using those in a presentation that information should be in the PPM or an official document as if someone is making a decision based on that - it can come back to bite them.