Thirdly, there is no win-win when you have to shell out $20,000.00 up front, only animosity which will develop in time after you realize that you have been duped and are kicking yourself in the *** for taking the "bait" - too late now.

My only plan when I started this was to earn a better return than anywhere else by using my comparative advantages (high knowledge of construction, DIY abilities, intimate knowledge of my geography, location in a cheap but growing area) to affect my return in a way that was impossible in other arenas.

With that said, we will still file the 1031 declaration form and 8288-B form with our CPA in hopes that the certificate gets back in time before closing. 

Overview:Address: 3960 Pleasant Shade Dr, Atlanta GA 30340 (Have owned for since Nov 2016 and depreciating)Details: 3 bed 2.5 bath 1,847 square feet (None of the photos online are current)Principal Owed: $232,000Mortgage Rate: 3.375%Monthly Payment: $2,010 + $250 for landscaping and pest controlCurrent Rent $2,450 a monthProjected New Rent: $2,750-$3,000 a monthPotential sales price $450-500k. 

Id love to find a place that's more pleasant in the summer in case we want to use it as an occasional Atlanta getaway as well. 

I share this not to discourage you from embarking on this project with you as a manager, but I flip homes and have seen for myself the incredible savings in time and money that can be activated when you have the right person overseeing the project and who has the relationships with the subs that can make sure to push them and hold them accountable.

. , but if you invest out of area, you're still going to want to have that kind of intimate knowledge of the market, which means you need to spend some time there.

At no point in time do I plan on keeping their security deposits.

Have you expanded the geographical range, and gone further back in time?

@Rick Baggenstoss I was so glad that I read your post just in time.