Good summary of what your market is looking for but as we all know, each market tends to have its "wish / want" items which differ from market to market.Flow is definitely a selling point but make adjustments come with a cost. 

Get up to speed more before doing this first deal.

Many listings are adjusting their asking price at least once while on the market.

Then keep the speed of money & time moving to make more money in the end.

When the tide does shift, you'll be cruising on Easy Street while the others are still getting in the water, adjusting their goggles, and warming up their muscles.

Start small, evaluate results, and adjust gradually.

We are also going to see rates start to trend down once the 10 Year treasury start to adjust down.If you have any questions at all or need to pick a Baker's brain feel free to reach out!

I did a rebuttal on a few 1007's and had them adjusted. 

You’re taxed on the sales price less adjusted cost basis (basis less depreciation), not taxed on the proceeds from the sale.

There might be some negotiation room for you to adjust the taking of proceeds so that you end up the the real estate (and deferred tax) in a 1031.