That 2 year deadline is ticking closer and closer.....

Also, part of the lease, the tenant releases the landlord of any damages occur during that periodThe best alternative was to move the closing date, but there where may deadlines that need to be extended and signatures to obtain that it was not worth it.

The best way I have found to put pressure on a seller, banks or individuals, is to put a deadline on your offer.

If the house gets done under budget and/or before their deadline I give my PM a bonus.

A couple of tips:-The lowest offer that will be accepted during this time is 88% net to HUD meaning that the bid price minus commissions and closing cost need to net 88% of the list price at a minimum-Keep in mind another purchaser bids $1 more, you lose-MOST importantly, find an agent and title company with HUD experience as the deadlines and requirements of HUD are not flexible

Need to have a tight deadline negotiation with contractor, and have a penalty on payment if they go pass the deadline. 

@Dave Foster and @Bill Exeter run such companies, and they must be hired before you sell.The replacement properties can be held in an LLC, but for practical purposes you might have to buy them under your personal name and then transfer into an LLC, rather than buy under an LLC directly.Also, get yourself educated about all the exchange rules, and specifically the tight deadlines.

We are looking for a cash buyer or someone with a strong down payment to avoid any future appraisal issues.We have a buyer who is putting 50% down and is coming up on a 1031 exchange deadline to identify a property.

What date is the deadline to do that in December? 

I'd want references, I'd want proof of insurance and work mans comp, amd I'd want a contract that has specif deadline and penalties for not reaching the deadline.