I think NC is one of the few that negotiate due diligence money to seller in addition to earnest money deposit. 

Should I buy a second policy for myself in addition to the one for the buyer?

-No clunky remote with 50+ buttons that hasn't been redesigned since 2003 that guests need in addition to 1-2 other remotes to perform basic functions.

So the 85k property would be 43.5% of the 64k cost basis plus 43.5% of the additional $44k you invested during the exchange.

Would be happy to connect and answer any additional questions you might have along the way!

Please let me know if there's additional information needed in order to give input! 

The key will be ensuring you have a good enough (1-1 or higher ideally) DSCR ratio in addition to a strong credit score. 

did you need to invest any additional cash for renovation?

I'm still learning about what's realistic and possible, so I don't have this number yet- minimize taxes- protect liability exposure- if SDIRA is the right answer, the fees for custodians looked high - but moving the money will means saving my capital against market loss in my current Roth at the next downturn, so maybe the fees pay for the added security and additional benefits of REI.It's helpful to write this out.

In addition to the above comment, is anything documented at the municipality?