Or in this case the additional tax on investment real estate in SC. 

This will provide you experience, a story to tell, and the credibility needed for adding additional clients.I'm happy to discuss more.

Are you saying the current property being exchanged has a debt of $200k and you need an additional $200k to purchase the new property? 

means deeding it back to the lender if they will accept it.. easier said than done they may want you to sign a prom note for any loss they could incure.. the thing to do is get the best cash offer you can then ask bank to do short sale if you dont have enough cash or equity to sell . 

This was not what I was interested in doing and when I voiced that I was interested in 5-20 unit deals and had the funding for that in place I just got additional push back for buying the larger buildings.

In addition your 17 so I am assuming your still at home.

A little background about me, I have just over 200 doors in my current portfolio and our company manages just over 250 doors for third party investors in addition to those. 

Man, just in 3 years if you have the tenant leave every time, even without the negative cashflow, that alone can cost you an additional 20 or 30k.

Additionally I would add a benefit for you is that you're in great area to be able to invest locally and can invest in your own back yard as they say.

In addition to submitting your documentation I'd get a plumber to state in writing that the windows being left open is what caused the pipes to freeze.