If I fire K. immediately and she won't e-mail me the lease agreement, what are consequences for me?

Usually this needs a promissory note and actual cash payments to be respected (as opposed to a month liability accrual).Your tax professional is best equipped to explain the specific ramifications to you and long-term consequences based on your individual facts, circumstances and goals.

To qualify for a 1031 exchange, the new property that you purchase must be "like-kind" to the property being sold.In general, real estate held for investment or use in a trade or business is considered "like-kind" to other real estate, regardless of the type of property (e.g. single-family home, multi-family home, commercial property, etc.) or the manner in which it is used.

I personally like trading up, but if you are confident in the continued appreciation that could provide a greater return with far less effort.John

For anyone who has graduated from a trade school or completed an apprenticeship, would you recommend?

I decided to use it as a learning curve for the trades.

Good smaller parks trade at 10% cap rate.  

Should i offer he/she lunch to make it a even trade OR should I call a hand full of contractors in the market im investing in to get an average repair cost?

The trade off for that is you typically will end up getting less than market rent.

Sharing this podcast from housing wire - good info here, a lot of people don't realize quite how much mortgage rates are affected by the bond market and institutional trading (even more so than daily changes in levels).