Can anyone recommend an interior designer in the Atlanta area, preferably one who has experience working with investors and rehabs and who would work for a flat fee?

The buyers flat out said they would not be closing the next morning if that specific system was not replaced or they were given a credit at closing.  

I'd say submeter and bill back.1) If you hire a 3rd party for billing make sure they do collections2) If you just want to put a flat rate on water (for example) realize that guy uses no water pays as much as the guy using water 24/7, idea is to use less water3) Have a 20-unit and 2 guys used 35% of the water, helps find out.

Getting Value or discounted deals is difficult under a deadline and you might be forced into buying something just to meet deadline4) Should the market tank after you buy the new property then the whole 1031 purpose gets defeated5) When the agents, buyers, sellers come to know you are into 1031 and are facing a deadline, then they try to take advantage and squeeze you from all sides.6) You also have costs of selling/buying again and 1031 IntermediaryFrom a tax perspective, I am given to understand that1) I will pay 15% flat tax on the gains.

These are usually relatively smaller firms but essentially you will have to pay a flat fee every month to the brokerage, say $400 (this will vary) and you will literally have no expectations or oversight on hours or deal flow. 

I have some investors that I just pay a flat interest rate while their money is being used and they fund the entire project. 

Per Jhoana Olarte just an hour ago on another thread: Following a strong performance in June, single-family home sales soared into record-setting territory in July, leaping 23.0 percent year-over-year with 10,975 units sold – a record one-month sales volume;-The Days on Market (DOM) figure for single-family homes expanded from 51 to 56 days;-Total property sales soared 25.0 percent with a record-setting 13,043 units sold;-Total dollar volume shot up 33.8 percent to $4.1 billion;-The single-family home median price set a new record high of $271,830 as it rose 8.7 percent year-over year;-The single-family home average price jumped 8.5 percent to $338,350 – also an historic high;-Single-family homes months of inventory was at a 3.0-months supply, down from 4.2 months last July and below the national inventory level of 4.0 months;-Townhome/condominium sales were flat, with the average price up 9.9 percent to $223,190 and the median price up 12.3 percent to $183,000;-Single-family home rentals rose 2.9 percent with the average rent up 1.8 percent to $1,940;-Townhome/condominium leases increased 6.9 percent with the average rent unchanged at $1,659.Source: HARShe just posted this information and will, more likely, get a great response.  

Following a strong performance in June, single-family home sales soared into record-setting territory in July, leaping 23.0 percent year-over-year with 10,975 units sold – a record one-month sales volume;The Days on Market (DOM) figure for single-family homes expanded from 51 to 56 days;Total property sales soared 25.0 percent with a record-setting 13,043 units sold;Total dollar volume shot up 33.8 percent to $4.1 billion;The single-family home median price set a new record high of $271,830 as it rose 8.7 percent year-over year;The single-family home average price jumped 8.5 percent to $338,350 – also an historic high;Single-family homes months of inventory was at a 3.0-months supply, down from 4.2 months last July and below the national inventory level of 4.0 months;Townhome/condominium sales were flat, with the average price up 9.9 percent to $223,190 and the median price up 12.3 percent to $183,000;Single-family home rentals rose 2.9 percent with the average rent up 1.8 percent to $1,940;Townhome/condominium leases increased 6.9 percent with the average rent unchanged at $1,659.Source: HAR

https://www.har.com/content/newsroom/Houston Real Estate Highlights in July:-Following a strong performance in June, single-family home sales soared into record-setting territory in July, leaping 23.0 percent year-over-year with 10,975 units sold – a record one-month sales volume;-The Days on Market (DOM) figure for single-family homes expanded from 51 to 56 days;-Total property sales soared 25.0 percent with a record-setting 13,043 units sold;-Total dollar volume shot up 33.8 percent to $4.1 billion;-The single-family home median price set a new record high of $271,830 as it rose 8.7 percent year-over year;-The single-family home average price jumped 8.5 percent to $338,350 – also an historic high;-Single-family homes months of inventory was at a 3.0-months supply, down from 4.2 months last July and below the national inventory level of 4.0 months;-Townhome/condominium sales were flat, with the average price up 9.9 percent to $223,190 and the median price up 12.3 percent to $183,000;-Single-family home rentals rose 2.9 percent with the average rent up 1.8 percent to $1,940;-Townhome/condominium leases increased 6.9 percent with the average rent unchanged at $1,659.

Renters Warehouse does flat fee $125 a month apparently: https://renterswarehouse.com/pm/seattle-property-management?