The one fail was my own fault and the result of me accepting failure.

Often times stuff you buy at Home Depot or Lowes will not match up.

Unless you can afford to not worry about your PM, I suggest you do it yourself, take your licks and become a better investor as a result.

Let me clarify with some more oversimplifed information.refinance monthly payments: $200new mortgage monthly payments: $800operating expenses: $1,000monthly rent: $2,000Based on this, there would be no cash investment and no monthly cash flows, however it would result in a few thousand of income from principle reduction.

Should I match the house I'm trying to rehab with other houses that have sold with EXCAT specifications?

I won't have to pay a intermediary to set up the exchange, I will have 3 years instead of six months to find a replacement property, and I won't have to worry about matching debt on the new property.

Pull cash buyers from MLS and match to tax records.

We're getting close to October, and I can't find a decent non-smoker match who doesn't have a massive dog, an eviction, or a record.

I can ask them for the ss number when they sign the lease, but now I don't have a way to verify it matches what they provided to SmartMove.

Good luck and keep us posted on your results - Ned