But put a pen and paper in his hand and it was a lethal combination in his profession.

before even finding a buyer, I’m pretty sure first you have to find a good title group or real estate attorney that will do your paper work and contracts, and provide you with insurance if something happens later on. 

At this point I have pretty much thrown in the towel on BR.

Because they found out the hard way that while Class C rentals look good on paper, they really don't perform as well as Class A or B.Keep following the "herd" and see what happens...

It would be much less than the $45K of paper money that I currently "own".

When I went to sell the property the new buyer wanted to get title insurance and the Escrow Company AKA also the title company ) Did thier checks and said I would need a notarized uninsured deed paper for each of the quitclaim and the grant deed guy as well.

Talk to whoever handled closing and find out if you can charge her with theft or something similar (can't think of the name-not fraud) as she has your money.at least you signed paper work in front of a notary, so have a witness and paper trail.

I chose to carry contracts/ the paper and exit.  1031 if you want to stay in, but have your replacecement property in mind to avoid becoming a motivated buyer.  

Also, the Recent Supreme Court Ruling Striking down the Chevron ruling, takes away a lot of power of unelected officials, most of the IRS papers are not based on actual rules, but interpretations of code. 

In my experience its best to call the local authorities and verify in a call then on paper/email that it is in fact a triplex.