If it doesn't work, put it up for sale when the lease ends. 

If you are simply buying for a lifestyle investment, then you have much more leeway in what/where you might consider buying.

If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

This simply means you have language in your lease that states the landlord is responsible for paying utilities up to a certain $ amount (let's say $100 for the sake of argument).

Come up with a budget.

Ended up hiring an attorney to demand the release of the funds.

Quote from @Casey Graham: @Corey Conklin thanks for the follow up on this and the confirmation it's workin. 

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It's doesn't really sound like you are much into being landlords so doing a 1031 might just change from "annoying when things come up" to full fledged head aches when you buy more and or larger properties in your current market.

The calculator is a LIVE excel with multiple tabs and all of them are interconnected, you may mess up a formula and you will see awesome returns inaccurately.