You're going on a job interview so there is no excuse not to dress your best.Establish a relationship is #3.

The thing about 1031 exchanges, is that it can seem overwhelming with all the fancy terms being thrown about.

I dressed up nicely, asked my wife to do the same, and we went to the nearest Lexus dealership.

IMHO, you're trying to dress this up with some complexity, but ultimately, its your close friends money you're lending and you're keeping the points for brokering the deal.Here in CO, you must be both a licensed mortgage broker and have an additional license when you're brokering private money.

I am talking about low rise buildings up to 4 stories in B to C neighborhoods not fancy high rises near lake, etc. 

I would think that showing off a luxury car would make them feel like they're being taken advantage of and/or that person with fancy car is profiting off them and their situation causing them to be angry and not close... very interesting.

All the comps around it are very nice fancy homes.

Doable without the fancy software they're trying to sell?

Investors don't want to purchase a "fancy" hotel room so it would pretty much be a purchase you make and don't resell. 

Do you happen to have any favorite podcasts I should checkout or just whatever strikes my fancy?