I respect what he's been able to do with his business (assuming I have an accurate picture of it in my mind) but all the interviews I've seen with him (albeit short ones) and any of his articles that I've read just don't sit well with me, and I've always assumed his long-format stuff would be the same way. 

Use that time to get accurate cost estimates.If the seller refuses, then you should either back out of the deal or over-estimate the cost of repairs and look for a price reduction of that amount.Decide in haste, repent at leisure.

Any sources you recommend on getting accurate info on google ad words?

Once you know a market, then you can start plugging accurate numbers into your pro forma.

Your numbers look pretty accurate but are on the lower end % wise.

Hey @Dan Gongora how have you been, I don't think that will work unless you have a significant amount of equity in both to pull out separately but talk to @Zack Karp and he will give you a firm and accurate answer.

However, the sub-trustee did not record the purchase in other county and also failed to accurately allocated the recording fees between the two counties.

The IRS information is only as accurate as the words on the paper and most (99.9%) of the nuance of 1031 comes from case law adaptation that you'll never find on the IRS web site. 

@David Wolfe, if your numbers are accurate it looks pretty solid to me.

I'm not putting too much faith in the appraisal bc I don't know how accurate it is.