They can tell ya all about how to whiten teeth, shake hands, hair product, but economics lol, yeah not so much.

if they can do it, you can do it.i am not sure what you mean by 'building manual comps.' are you... looking at properties that are for sale? 

The property is located in Florida and I would like to have the property completely vacant for the sale because I know her unit and her mess will turn away any potential buyer.

I would recommend looking for homes that are for sale with FHA, VA or USDA loans as they are assumable and will save you thousands per year in interest costs! 

Purchase price: $1,300,000 Cash invested: $16,000 Sale price: $2,000,000 With just 16k of our money, using creative finance, flipped this house in a ski-in location in about 50 days.

When you do a 1031 you have to spend more than the sale and invest all “cash” received. 

This tool did not show either of the model match sales.

Or, if that doesn't happen, the first one of you to sell a house will have the proceeds of that sale yanked from you by the court before you even touch them, even if it's ten years later. 

And you have the ability to bring it back on the market and represent the sale. 

I am new to this and am open to being shown I'm incorrect, but I have finally duplicated the problem with a spreadsheet since it was driving me crazy.The formula for "Profit if sold" is Property Value - Sales Expenses - Loan Balance - Cash Needed + Cumulative Cash Flow.