They operate alternately with painstaking slowness and then crazy urgency (close by the end of the week or the deal is canceled).There may also be restrictions on changing the title after closing. 

Update:  The property I was targeting is no longer available, so no urgency and no need for a reverse 1031 anymore.But thanks for all the great advice, and feel free to continue the discussion for the benefit of others.

At this point, I am beyond annoyed with them, and I want to switch to another property manager with a greater sense of urgency.

Until the DOM goes exorbitant and produces some urgency, it's likely that no offers will be accepted.

Home owners and property investors have a heightened sense of urgency when it comes to safeguarding their properties, so I can understand the looks of shock and horror I receive when I urgently implore:  Do NOT shovel your roof!!

Twice in the past two weeks I've received mailings that failed to include a phone number. 2) Don't try to create some false sense of urgency.

It seems like a great majority of investors fail to pull the trigger, or lack urgency to get deals done quickly.

So, are you saying that you think your contractor reported the trip hazard to the city to try and give you a sense of urgency and just hire them ... because that is what it sounds like they did.

If they honestly can get more listing it and they'd no urgency to sell yesterday- give them a referral to a good realtor. 

Because of your situation you should seriously and as a matter of urgency consider the FHA 3.5 % downpayment for owner occupied  triplex or quadruplex purchase.you could also benefit from rehab loan if you need to fix the property and hold to generate rental cashflow from this multiplex investment property. at the end of the day you wont  even need to spend half or your 20k.