Thank you for your service and look forward to learning from you down the line.Sanjiv, you guessed right as well: I'm a warrant, not an RLO...

@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. 

I'm not trying to be hostile or combative Stephanie but I would disagree with a few of your points and I believe that some clarification might be warranted. 

These properties exist, but will need a lot of cash invested for renovations up front, which will add value and warrant increased rents.

I keep a "to file" folder on my desktop and send all the receipts there until I get enough to warrant some time to go ahead and put them in their respective folders which I share via Dropbox.

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.

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.

@Walker Hinshaw I know there is the ParkHill one (f/k/a A mart) and have been told the area doesn't have enough density to warrant a large grocery store.

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

Some warranted and some is a little overboard.