I pressed them because many lots I submitted were no brainers to be accepted and were not. 

i didn't read your whole post (pressed for time), but i agree.

I pushed the selling agent and learned they had accepted another offer - with financing and inspection conditions - and we are sitting on the bench again.I am only guessing the other offer must have been sufficiently greater than ours that greed overtook comfort and convenience of a sure thing.So once again, we are in second seat ... this time, being first in the door and over ask, I was certain we would be accepted or countered.So what did I miss?

@Charles Press  The 50% rule has nothing to do with financing.

Honestly, I think you'd be hard pressed to find a quality reverse exchange for much less than that which means that you're spending all of your tax liability and maybe more to save your tax liability.  

It’s rare that I have a real estate question that doesn’t return useful results on a simple search in BP.This doesn’t.So here’s my situation:I’m closing on a duplex tomorrow.I went under contract on it 6 weeks ago.However,I recently found last week that I have other pressing needs for the cash I was going to commit for the downpayment.So 3 days ago,I asked my agent to list one of the other properties on my portfolio for sale in order to raise that cash.Except that I suddenly realized I could have done things in the exact reverse order and just 1031 exchange the properties while holding the cash I will now be wiring tomorrow as downpayment in the duplex purchase for my other liquidity need.I called my attorney.He says there’s actually something called a reverse 1031.But he’s not sure if things can be arranged in time now since the duplex closing is tomorrow.Has anyone else done a reverse 1031?

Account Closed In Canada we do not have long term mortgages - you will be hard pressed to find anything longer than 7 to 10 years and silly to pay the premium for such a long term.  

Mitch,There is a lot of misinformation in the financial press about the capital gains exclusion when a rental property is converted to a primary residence prior to sale.

The husband agreed this would be a good idea, and mutually beneficial, and said he would talk to the wife.I then met the wife, and I didn't speak with her about my idea to list their home under my account because we had more pressing things to discuss and her husband was scheduled to talk with her about it. 

Nice work Josh...the more press the better.