All correspondence with her should be documentable (i.e. text, email, written notice) and couch your responses very carefully. 

The 1031 Exchange funds must be paid out by the Qualified Intermediary and the corresponding capital improvements must be completed during the 180 calendar day exchange period. 

A new appraisal after you've renovated the property and stabilized the rent roll will be higher, most likely.The problem with the refinance is, most likely your lender has sold the loan off to another bank after closing the reno escrow (or immediately after closing the loan if you were working with a correspondent lender which I dont recommend on a 203k).

I don't have any signed lease from this landlord, only the email correspondence.

Documentation will go a long way in proving your intent to hold such as correspondence/emails between you and your  advisors about your plans to hold for investment. 

I would also include corresponding late fees and make sure that they are 100% caught up within a short amount of time.One of my experiences early on was with a tenant who could only pay $X until her student aid check came in.

Correspondingly, rents are relatively high - rent / price ratio easily exceeds the 1% rule.So, it all boils down to attractive ROI and Cash-on-Cash returns that you can't find in many places. 

I correspond with a few investors on FB and we send one another deals we come across the other may be interested in (we invest in different areas, classes and RE types so we're not competing for the same properties).Talking with realtors has been great for off-market landing deals.

This list would contain the zip code and corresponding name of the municipality, and a breakdown of the number of SFRs.

So, a large down payment also creates a corresponding capital gain in the first year.Another way to say it: the seller pays capital gain taxes as he receives payments, as opposed to everything at once.