Or maybe my perception is off on the space. 

The sellers will simply decide not to sell and simply refinance or place new long term debt and wait for a better cycle time to sell.If investors put in tons of low ball offers themselves then maybe once in awhile they get very lucky but they will be on tons of owners and brokers IGNORE list.Now I can see sellers who are not sophisticated like in commercial real estate be able to be more easily manipulated.

You are on the right track.The book you have should have been on the best seller's list but it won't because most people don't want to work too hard to understand more sophisticated calculations.

These are very sophisticated individuals so NEVER trust a wire request.  

I  am no expert on 1031s, just my perception.

Based just on the facts you have stated here and common sense, you don’t have any legal obligations to reign in spirits.But of course, you might be the kind of landlord who wants to go above and beyond to ensure your tenant’s comfort and perception of safety.

Not a very sophisticated deal, right? 

I thought it would be a long drawn out sophisticated process and I didn't even have $10,000 saved up like you.   

The ancients used it to talk about the linguistic sophistication of barbarians who came to their lands, eager to live or work or trade with them, and yet were so ignorant of the Greek language that it wasn't that they didn't understand a single word, they didn't know a single syllable of the language. 

I most likely wasted a lot of time as there have been plenty of great deals here as I delved into the market in a more sophisticated way.