@Kenneth Ehrmann you certainly don't HAVE to pay for the property with cash but if you need to close quickly or something along those lines then you will need some type of acquisition strategy that may not warrant a conventional type of loan. 

If the cash flow warrants the price, there are plenty of buyers-trust me I know them and they have told me their game for buying if I add/build. 

I think it might be more warranted as the loans get older and there some actual equity of yours to protect. 

(I use LibreOffice for most SS needs).At what point does the complexity of a project warrant moving to Xero or Quickbooks?  

Cozy is FREE, which is huge because if you own <50 units, you do not have the volume or margins to warrant paying up for a more robust system.

I'm still gauging to see if there's enough interest to warrant the time setting something like this up and where it would be held. 

Going to guess it's a pretty short contract, which as you've discovered the hard way, let's them do whatever they want:(You should also go through EVERY maintenance charge to see if it was warranted or not.Try to push back on this company, but don't hold your breath they will do anything of significance.Once you've audited everything, you'll probably want to fire them and transfer to a better PMC.

The short hold time by itself is not a deal killer for you if other extenuating circumstances warrant the applicability of a 1031.  

Some flooring in addition to the kitchen (uppers can be painted but that bottom is a goner where the wall is exposed).How can I, without irritating the seller, get them to see the conditions just does not warrant their asking.

Some warranted and some is a little overboard.