On trustee sales I can hook you up with a title company team that will research title for you in exchange for opening your escrows with them.

Hi NaloHard to answer all your questions precisely but here are some of my thoughts to your questions1.

I would guarantee they would perform by offering to exchange any contract that stops performing with another one that is performing.

We also are looking at a 1031 exchange for one owner to help lower capital gains.The other factor I pointed out to them, and this may be your owner's situation as well, is that neither of these owners had great accounting records b/c much of the rent was collected in cash.

Despite our profession revolving around the exchange of properties, we have a duty, much like those in the medical and legal industries, to realize the human factor in our product and services.

In my experience, they are generally easy to work with if you explain what you need them to do, what you are willing/able to do yourself, and any extra you might have them do if it's still in the budget.The Marshall & Swift Cost Manual (used by most appraisers) can give you some pretty precise numbers, and insurance software can probably give you a ball-park estimate, but there are many variables to consider.

@Jay Hinrichs - You hit the nail right on the head, in the end we did exactly just that and brought someone on board who helped us bring in the rest of the money we needed in exchange to a share of being a General Partner.

and like to exchange notes.

Are there 1031 exchange concerns if I do a cash out refinance now, or only when I sell?

Alternatively, seller could use a 1031 exchange accommodator and your assistance to find a replacement property that does cash flow along with some estate planning assistance from a qualified attorney.