Thank you @Josiah Cooper! 

Don't blow it by overshooting, just to project an ultra-high return that will attract capital but will fail to be delivered even if the market cooperates.

*************************************************DHS preparing to arrest leaders of sanctuary cities By Stephen Dinan - The Washington Times - Tuesday, January 16, 2018 Homeland Security Secretary Kirstjen Nielsen confirmed Tuesday that her department has asked federal prosecutors to see if they can lodge criminal charges against sanctuary cities that refuse to cooperate with federal deportation efforts.

That allows us to do anything we need to in the closings.If you want a specific cooperation clause in the contract that is fine.  

In that case there would be an additional contingency clause in your purchase & sale agreement outlining the contingency upon the other transaction closing, and this would be separate and distinct from the 1031 Cooperation Clause.The 1031 Cooperation Clause is just to notify you of the buyer's intent.

Since it is a smaller property a full interior inspection should be part of the deal -  If they cannot get access (tenant refusing to cooperate) or will not and make some excuses that is another red flag.

One of the services I was talking with the other day recommended doing "Cash for Co-Operation".  

I believe that is in the Lubbock-Cooper school district so expect the amount to increase as 3 new schools were just approved to be built.

@Gary Cooper - welcome to BP!

It's actually as follows:Fannie Mae is expanding the definition of reserves to include all components of the monthlyhousing expense (PITIA), including: principal and interest, hazard, flood, and mortgage insurance premiums (as applicable), real estate taxes, ground rent, special assessments, any owners’ association dues (excluding any utility charges that apply to the individualunit), any monthly cooperative corporation fee (less the pro rata share of the master utility chargesfor servicing individual units that is attributable to the borrower’s unit), and any subordinate financing payments on mortgages secured by the subject property.For properties 5-6: six months of reserves on the subject property if it is an investment property, and six months of reserves on each other financed second home or investment property.For properties 1-4: six months of reserves on the subject property if it is an investment property, and two months of reserves on each other financed second home or investment property.