There are several different kinds of exchanges with different rules and timelines, not just one type.

What kind of investment property are you thinking of going for? 

Most places require 40k in reserves to get a 200,000 HML so it would definitely take a while to save that kind of money up.

I wouldn't consider it a heavy negative unless the street is super tight and parking is hard to come by or if the street is very steep/busy.The more desirable dense city neighborhoods it's almost kind of expected and off street parking would be considered a luxury rather than a necessity.If you get out into the suburbs I would say it's more of a big deal since more rentals have off street parking or a garage there.

Will you be incorporating artificial intelligence (AI)?

I have a relative that has some flipping experience (2 successful flips) kind of mentoring me along.

Has anyone else experienced this kind of mistreatment? 

. $8,000 could got you started on a deal, or do a mailing list of some kind.

Buy and large I manage these rentals and we think of it as my side venture, not his.i already have the LLC but my tax guy won't file the rental in the llc because he says I need more than one rental and probably a Different kind of business entity.

If they pay late now as is, let's say they lose a job or have a temporary loss of income, you're kind of SOL.I would look to build reserves between now and August.