Get a third party company to draw docs.

I told them that this had nothing to do with my tenant and the HOA has to either split the cost between all the houses under management equally, or charge the guilty party, or pay from their insurance.

Do you pay more for a used car from a private party or at a car lot?

Leave VM's.3) Try prospecting, get a list of high equity properties of older homes, market to them with mailers and call, ask them if they want cash fast and get rid of the home.You'll nee to send a lot of outreach to find interested parties, and from them it will take several to find a qualified deal, That's how it works.

The "two year rule" that you're referencing applies to difference circumstances that yours -- namely when you are doing a 1031 exchange with a related party. 

The tricky part is the fact that you're also living there, so you want to balance your needs with the cash flow part.

If we built one of these spec homes (owned as our company), and then did a 1031 exchange under our personal names, is that viable because the parties are two separate tax entities?

This happens all the time around me and in many ways it makes sense for the developer and the governmental parties involved. 

It's a good cycle for all parties involved.I would notify the renters that they are well below market rate.

Every third-party GC is going to mark up 10% to 30% to make their cut.