This GP's ability to move fast and replace bad apartment managers, read where the market is going, and engage (call every LP and explain the situation during a capital call) has led to millions of investor capital being lost.

The best way to position yourself for a successful 1031 exchange is to be as proactive as you can when finding your replacement property.

Stuff as simple as replace cabinets/counters and repaint.

I'd like to slowly move towards the investment and property management to hopefully replace my W2 income, slowly but surely. 

We've got many clients that buy them as pure rentals also. - The FHA 203(k) loan is a great way to buy a MFR as it allows repairs to be included in the purchase mortgage.

Like replacing the doors/ locks, etc. and  its getting frustrating.Whenever I articulate my frustrations to my wife it causes friction within our relationship I want to get this house rented asap but I wanted to get a barometer to see if perhaps my expectations are a bit unrealistic , especially with consideration that no one could get in the house due to the fleas until recently.

My understanding is that in order for Investor A to use the 1031 exchange to defer taxes, he has to purchase replacement property and not use those sale proceeds for his other properties -- or quite frankly, anything else. 

However, if you ever want to replace that home, you'll have to move it off his lot.I would consider appraising the vacant land and trying to cut a deal that's fair.

However, it is one more thing to fix/replace if it breaks, whereas it is the tenants problem if it is their unit. 

It's not going to cost you 10x the price to replace the HVAC in SF, than it will to replace it in OK.